12900 DAWN RIVER PASS TX 78732
| Owner | STEINER RANCH MASTER ASSOCIATION INC |
|---|---|
| Parcel ID | 0135550401 |
| Short ID | 541806 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 2,019,006 SF |
| Acres | 46.350 |
| Year Built | — |
| Legal | LOT 77 BLK E RIVER DANCE PHS 1 (GREENBELT & DRAINAGE EASEMENT) |
| Neighborhood | U0901 |
| Land | $3,840 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,840 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,840 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,840 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,920 |
| Net Appraised (assessed) | $1,920 |
| Taxable Value | $1,920 |
|---|
Appreciation: Market value has risen +140.0% from $1,600 (2021) to $3,840 (2025), a CAGR of 24.5% 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 8 taxing entities is 2.4942% in 2025 (+0.0820% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $48. Leander ISD is the largest single contributor, at 59.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,920) is $1,920 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 ($3,840 land vs $0 improvements), about $0/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 $3,840, this parcel sits in the bottom quartile (<25th 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 +24.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,471 by 2030, with an estimated annual tax burden around $233. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
Market value changed by 140% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $20.87 | $20.87 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7.22 | $7.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2.27 | $2.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1.99 | $1.99 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1.61 | $1.61 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $0.71 | $0.71 | Paid |
| WSR WCID # 17 (Steiner Ranch) | 0.2565% | 0.1887% | 0.1781% | 0.1531% | 0.1396% | -0.0135% | $0.43 | $0.43 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $0.17 | $0.17 | Paid |
| Combined Rate | 2.8653% | 2.5826% | 2.3729% | 2.4122% | 2.4942% | +0.0820% | $35.27 | $35.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,840 | $3,840 | +0.0% |
| Assessed Value | $2,304 | $1,920 | +20.0% |
| Land Value | $3,840 | $3,840 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,304 | $1,920 | +20.0% |
| HS Cap Loss | -$1,536 | — | |
| Total Tax 2026 = estimate |
~$57
Estimated
|
~$35
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,840 | $3,840 | +0 (+0.0%) |
| Taxable Value | $2,304 | $2,304 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,840 | $3,840 | — | −$1,536 | $2,304 | $2,304 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,840 | $3,840 | — | −$1,920 | $1,920 | $1,920 | ~$35 | Partial |
| 2024 | $— | — | — | — | $1,600 | $— | $29 | Verified |
| 2023 | $— | — | — | — | $1,600 | $— | $28 | Verified |
| 2022 | $— | — | — | — | $1,600 | $— | $31 | Verified |
| 2021 | $1,600 | — | — | — | $1,600 | $— | $33 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 60.0% | Not available | Partial |
| 2025 | +140.0% ! | +20.0% | 50.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.7900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 2.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +140.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +70.0% | +24.5% | +140.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 60.0% | 70.0% | — | 100.0% | 2021 | 50.0% | 2025 |
| Effective Tax Rate (2025) | 0.9200% | 0.9200% | — | 0.9200% | 2025 | 0.9200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$35 | $34 | ~$169 | $35 | 2025 | $33 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,780 | ~$4,780 | ~2.4014% | ~$115 | +24.5% |
| 2027 | ~$5,949 | ~$5,949 | ~2.3086% | ~$137 | +54.9% |
| 2028 | ~$7,404 | ~$7,404 | ~2.2159% | ~$164 | +92.8% |
| 2029 | ~$9,216 | ~$9,216 | ~2.1231% | ~$196 | +140.0% |
| 2030 | ~$11,471 | ~$11,471 | ~2.0303% | ~$233 | +198.7% |
| 2026 | ~$4,703 | ~$4,703 | ~2.4942% | ~$117 | +22.5% |
| 2027 | ~$5,759 | ~$5,759 | ~2.4942% | ~$144 | +50.0% |
| 2028 | ~$7,053 | ~$7,053 | ~2.4942% | ~$176 | +83.7% |
| 2029 | ~$8,638 | ~$8,638 | ~2.4942% | ~$215 | +124.9% |
| 2030 | ~$10,578 | ~$10,578 | ~2.4942% | ~$264 | +175.5% |
| 2026 | ~$4,856 | ~$4,856 | ~2.3550% | ~$114 | +26.5% |
| 2027 | ~$6,142 | ~$6,142 | ~2.2159% | ~$136 | +59.9% |
| 2028 | ~$7,767 | ~$7,767 | ~2.0767% | ~$161 | +102.3% |
| 2029 | ~$9,823 | ~$9,823 | ~1.9375% | ~$190 | +155.8% |
| 2030 | ~$12,423 | ~$12,423 | ~1.7984% | ~$223 | +223.5% |
In 2025, this property's market value of $3,840 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -95% below 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 | $3,840 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $1,600 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.