15094 RAIL ST TX 78734
| Owner | DELARAM SHOKROLLAH |
|---|---|
| Parcel ID | 0135680302 |
| Short ID | 132450 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 11,869 SF |
| Acres | 0.272 |
| Year Built | — |
| Legal | LOT 118 CARDINAL HILLS UNIT 5 |
| Neighborhood | R6006 |
| Land | $269,735 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $269,735 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $269,735 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $269,735 |
| Value Limitation Adjustment (−) (homestead cap) | −$5,735 |
| Net Appraised (assessed) | $264,000 |
| Taxable Value | $264,000 |
|---|
Appreciation: Market value has risen +181.0% from $96,000 (2021) to $269,735 (2025), a CAGR of 29.5% 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 6 taxing entities is 1.8496% in 2025 (+0.0309% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,883. Lake Travis ISD is the largest single contributor, at 56.2% of the total 2025 levy.
Assessment Gap: Assessed value ($264,000) is $5,735 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 ($269,735 land vs $0 improvements), about $23/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 $269,735, this parcel sits in the upper-middle (50th–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 +29.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $981,228 by 2030, with an estimated annual tax burden around $16,174. 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 150% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $2,744.81 | $2,744.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $992.23 | $992.23 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $447.85 | $447.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $311.58 | $311.58 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $238.65 | $238.65 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $147.84 | $147.84 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $4,882.96 | $4,882.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $269,735 | $269,735 | +0.0% |
| Assessed Value | $269,735 | $264,000 | +2.2% |
| Land Value | $269,735 | $269,735 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $269,735 | $264,000 | +2.2% |
| Total Tax 2026 = estimate |
~$4,989
Estimated
|
~$4,883
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $269,735 | $269,735 | +0 (+0.0%) |
| Taxable Value | $269,735 | $269,735 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $269,735 | $269,735 | — | — | $269,735 | $269,735 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $269,735 | $269,735 | — | −$5,735 | $264,000 | $264,000 | ~$4,883 | Partial |
| 2024 | $— | — | — | — | $220,000 | $— | $4,001 | Verified |
| 2023 | $— | — | — | — | $240,000 | $— | $3,520 | Verified |
| 2022 | $— | — | — | — | $190,000 | $— | $3,608 | Verified |
| 2021 | $96,000 | — | — | — | $96,000 | $— | $1,930 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +2.2% | ~100% | Not available | Partial |
| 2025 | +2.2% | +10.0% | 97.9% | Not available | Partial |
| 2024 | +10.0% | +0.0% | 90.9% | 1.5200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4700% | Verified |
| 2022 | +150.0% ! | +150.0% | ~100% | 1.5000% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +181.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +90.5% | +29.5% | +181.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 99.3% | — | 100.0% | 2021 | 97.9% | 2025 |
| Effective Tax Rate (2025) | 1.8100% | 1.8100% | — | 1.8100% | 2025 | 1.8100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,883 | $3,407 | ~$10,682 | $4,883 | 2025 | $1,930 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$349,224 | ~$349,224 | ~1.8094% | ~$6,319 | +29.5% |
| 2027 | ~$452,137 | ~$452,137 | ~1.7691% | ~$7,999 | +67.6% |
| 2028 | ~$585,379 | ~$585,379 | ~1.7289% | ~$10,120 | +117.0% |
| 2029 | ~$757,885 | ~$757,885 | ~1.6886% | ~$12,798 | +181.0% |
| 2030 | ~$981,228 | ~$981,228 | ~1.6484% | ~$16,174 | +263.8% |
| 2026 | ~$343,829 | ~$343,829 | ~1.8496% | ~$6,359 | +27.5% |
| 2027 | ~$438,276 | ~$438,276 | ~1.8496% | ~$8,106 | +62.5% |
| 2028 | ~$558,667 | ~$558,667 | ~1.8496% | ~$10,333 | +107.1% |
| 2029 | ~$712,129 | ~$712,129 | ~1.8496% | ~$13,172 | +164.0% |
| 2030 | ~$907,745 | ~$907,745 | ~1.8496% | ~$16,790 | +236.5% |
| 2026 | ~$354,618 | ~$354,618 | ~1.7892% | ~$6,345 | +31.5% |
| 2027 | ~$466,214 | ~$466,214 | ~1.7289% | ~$8,060 | +72.8% |
| 2028 | ~$612,928 | ~$612,928 | ~1.6685% | ~$10,227 | +127.2% |
| 2029 | ~$805,812 | ~$805,812 | ~1.6081% | ~$12,959 | +198.7% |
| 2030 | ~$1,059,394 | ~$1,059,394 | ~1.5478% | ~$16,397 | +292.8% |
In 2025, this property's market value of $269,735 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× 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 | $269,735 | $24,862 | $85,028 | $363,420 | ↑ Above median | +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 | $96,000 | $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.