11613 SHOREVIEW OVERLOOK TX 78732
| Owner | ZHANG MAN |
|---|---|
| Parcel ID | 0133480330 |
| Short ID | 752934 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 43,683 SF |
| Acres | 1.003 |
| Year Built | — |
| Legal | LOT 319 BLK A STEINER RANCH PHS 1 SEC 10D |
| Neighborhood | U3420 |
| Land | $777,469 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $777,469 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $777,469 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $777,469 |
| Value Limitation Adjustment (−) (homestead cap) | −$449,869 |
| Net Appraised (assessed) | $327,600 |
| Taxable Value | $327,600 |
|---|
| Total Due | $6,896.48 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +184.8% from $273,000 (2021) to $777,469 (2025), a CAGR of 29.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.8306% in 2025 (+0.0491% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,997. Leander ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($327,600) is $449,869 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($777,469 land vs $0 improvements), about $18/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $777,469, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +29.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,876,296 by 2030, with an estimated annual tax burden around $44,124. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $6,896.48 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +103 |
| Travis Central Health | 0.1080% | 0.1180% | +33 |
| Travis County ESD # 06 | 0.0876% | 0.0904% | +9 |
| WCID # 17 | 0.0533% | 0.0560% | +9 |
| Austin Community College | 0.1013% | 0.1034% | +7 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
Market value changed by 185% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $3,560.68 | $— | $3,560.68 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,231.27 | $— | $1,231.27 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $386.64 | $— | $386.64 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $338.74 | $— | $338.74 |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $296.15 | $— | $296.15 |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $183.46 | $— | $183.46 |
| Combined Rate | 2.0678% | 1.9312% | 1.7490% | 1.7815% | 1.8306% | +0.0491% | $5,996.94 | $0.00 | $5,996.94 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $777,469 | $777,469 | +0.0% |
| Assessed Value | $777,469 | $327,600 | +137.3% |
| Land Value | $777,469 | $777,469 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $777,469 | $327,600 | +137.3% |
| Total Tax 2026 = estimate |
~$14,232
Estimated
|
$5,997 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $777,469 | $777,469 | +0 (+0.0%) |
| Taxable Value | $777,469 | $777,469 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $777,469 | $777,469 | — | — | $777,469 | $777,469 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $777,469 | $777,469 | — | −$449,869 | $327,600 | $327,600 | $5,997 | Verified |
| 2024 | $— | — | — | — | $273,000 | $— | $4,864 | Verified |
| 2023 | $— | — | — | — | $273,000 | $— | $4,775 | Verified |
| 2022 | $— | — | — | — | $273,000 | $— | $5,272 | Verified |
| 2021 | $273,000 | — | — | — | $273,000 | $— | $5,645 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +137.3% | ~100% | Not available | Partial |
| 2025 | +184.8% ! | +20.0% | 42.1% | 0.7700% | Verified |
| 2024 | +0.0% | +0.0% | ~100% | 1.7800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7500% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 2.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +184.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +92.4% | +29.9% | +184.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 80.7% | — | 100.0% | 2021 | 42.1% | 2025 |
| Effective Tax Rate (2025) | 0.7700% | 0.7700% | — | 0.7700% | 2025 | 0.7700% | 2025 |
| Tax Amount | $5,997 | $5,821 | ~$29,584 | $5,997 | 2025 | $5,645 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,009,981 | ~$1,009,981 | ~1.7713% | ~$17,889 | +29.9% |
| 2027 | ~$1,312,029 | ~$1,312,029 | ~1.7120% | ~$22,461 | +68.8% |
| 2028 | ~$1,704,407 | ~$1,704,407 | ~1.6527% | ~$28,168 | +119.2% |
| 2029 | ~$2,214,132 | ~$2,214,132 | ~1.5934% | ~$35,279 | +184.8% |
| 2030 | ~$2,876,296 | ~$2,876,296 | ~1.5341% | ~$44,124 | +270.0% |
| 2026 | ~$994,432 | ~$994,432 | ~1.8306% | ~$18,204 | +27.9% |
| 2027 | ~$1,271,940 | ~$1,271,940 | ~1.8306% | ~$23,284 | +63.6% |
| 2028 | ~$1,626,891 | ~$1,626,891 | ~1.8306% | ~$29,781 | +109.3% |
| 2029 | ~$2,080,896 | ~$2,080,896 | ~1.8306% | ~$38,092 | +167.7% |
| 2030 | ~$2,661,597 | ~$2,661,597 | ~1.8306% | ~$48,722 | +242.3% |
| 2026 | ~$1,025,530 | ~$1,025,530 | ~1.7416% | ~$17,861 | +31.9% |
| 2027 | ~$1,352,739 | ~$1,352,739 | ~1.6527% | ~$22,356 | +74.0% |
| 2028 | ~$1,784,347 | ~$1,784,347 | ~1.5637% | ~$27,902 | +129.5% |
| 2029 | ~$2,353,666 | ~$2,353,666 | ~1.4747% | ~$34,711 | +202.7% |
| 2030 | ~$3,104,633 | ~$3,104,633 | ~1.3858% | ~$43,024 | +299.3% |
In 2025, this property's market value of $777,469 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $777,469 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $273,000 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.