2803 EDGEWATER DR TX 78733
| Owner | ODOM JONATHAN MARK & HOLLY |
|---|---|
| Parcel ID | 0137360202 |
| Short ID | 134486 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 13,896 SF |
| Acres | 0.319 |
| Year Built | — |
| Legal | LOT 8 BLK 1 AUSTIN LAKE ESTATES SEC 2 |
| Neighborhood | N8900 |
| Land | $532,322 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $532,322 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $490,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $490,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$70,000 |
| Net Appraised (assessed) | $420,000 |
| Taxable Value | $420,000 |
|---|
Appreciation: Market value has risen +206.2% from $160,000 (2021) to $490,000 (2025), a CAGR of 32.3% 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 5 taxing entities is 1.4813% in 2025 (-0.0143% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $6,221. Eanes ISD is the largest single contributor, at 56.2% of the total 2025 levy.
Assessment Gap: Assessed value ($420,000) is $70,000 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 109% of market value ($532,322 land vs $0 improvements), about $38/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 $490,000, 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 +32.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,985,140 by 2030, with an estimated annual tax burden around $23,946. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $3,495.24 | $3,495.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,578.55 | $1,578.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $495.70 | $495.70 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $420.00 | $420.00 | Paid |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $231.84 | $231.84 | Paid |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $6,221.33 | $6,221.33 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $490,000 | $490,000 | +0.0% |
| Assessed Value | $490,000 | $420,000 | +16.7% |
| Land Value | $521,058 | $532,322 | -2.1% |
| Improvement Value | — | — | — |
| Taxable Value | $490,000 | $420,000 | +16.7% |
| Total Tax 2026 = estimate |
~$7,258
Estimated
|
~$6,221
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $521,058 | $490,000 | -31,058 (-6.0%) |
| Taxable Value | $504,000 | $490,000 | -14,000 (-2.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $490,000 | $521,058 | — | — | $490,000 | $490,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $490,000 | $532,322 | — | −$70,000 | $420,000 | $420,000 | ~$6,221 | Partial |
| 2024 | $— | — | — | — | $350,000 | $— | $5,235 | Verified |
| 2023 | $— | — | — | — | $350,000 | $— | $5,091 | Verified |
| 2022 | $— | — | — | — | $350,000 | $— | $5,556 | Verified |
| 2021 | $160,000 | — | — | — | $250,000 ! | $— | $4,253 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.3% | +20.0% | 96.7% | Not available | Partial |
| 2025 | +40.0% | +20.0% | 85.7% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.5000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4500% | Verified |
| 2022 | +40.0% | +40.0% | ~100% | 1.5900% | Verified |
| 2021 | base year | — | ~100% | 2.6600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +96.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +103.1% | +32.3% | +206.2% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 114.0% | — | 156.2% | 2021 | 85.7% | 2025 |
| Effective Tax Rate (2025) | 1.2700% | 1.2700% | — | 1.2700% | 2025 | 1.2700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,221 | $5,237 | ~$15,762 | $6,221 | 2025 | $4,253 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$648,209 | ~$648,209 | ~1.4263% | ~$9,245 | +32.3% |
| 2027 | ~$857,500 | ~$857,500 | ~1.3713% | ~$11,759 | +75.0% |
| 2028 | ~$1,134,366 | ~$1,134,366 | ~1.3163% | ~$14,931 | +131.5% |
| 2029 | ~$1,500,625 | ~$1,500,625 | ~1.2613% | ~$18,927 | +206.2% |
| 2030 | ~$1,985,140 | ~$1,985,140 | ~1.2063% | ~$23,946 | +305.1% |
| 2026 | ~$638,409 | ~$638,409 | ~1.4813% | ~$9,457 | +30.3% |
| 2027 | ~$831,768 | ~$831,768 | ~1.4813% | ~$12,321 | +69.7% |
| 2028 | ~$1,083,690 | ~$1,083,690 | ~1.4813% | ~$16,052 | +121.2% |
| 2029 | ~$1,411,913 | ~$1,411,913 | ~1.4813% | ~$20,914 | +188.1% |
| 2030 | ~$1,839,547 | ~$1,839,547 | ~1.4813% | ~$27,249 | +275.4% |
| 2026 | ~$658,009 | ~$658,009 | ~1.3988% | ~$9,204 | +34.3% |
| 2027 | ~$883,624 | ~$883,624 | ~1.3163% | ~$11,631 | +80.3% |
| 2028 | ~$1,186,598 | ~$1,186,598 | ~1.2338% | ~$14,640 | +142.2% |
| 2029 | ~$1,593,453 | ~$1,593,453 | ~1.1513% | ~$18,345 | +225.2% |
| 2030 | ~$2,139,809 | ~$2,139,809 | ~1.0687% | ~$22,869 | +336.7% |
In 2025, this property's market value of $490,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $490,000 | $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 | $160,000 | $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.