5310 N SCOUT ISLAND CIR TX 78731
| Owner | GRAY MICHAEL K & NANCY J GRAY |
|---|---|
| Parcel ID | 0138110507 |
| Short ID | 136047 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 12,845 SF |
| Acres | 0.295 |
| Year Built | — |
| Legal | LOT 24 COURTYARD PHS 3-B THE |
| Neighborhood | X2500 |
| Land | $2,243,025 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,243,025 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,160,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,160,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$432,000 |
| Net Appraised (assessed) | $1,728,000 |
| Taxable Value | $1,728,000 |
|---|
Appreciation: Market value has risen +211.7% from $693,000 (2021) to $2,160,000 (2025), a CAGR of 32.9% 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $35,363. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,728,000) is $432,000 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 104% of market value ($2,243,025 land vs $0 improvements), about $175/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 $2,160,000, 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 +32.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,945,495 by 2030, with an estimated annual tax burden around $168,510. 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 212% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $15,987.46 | $15,987.46 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,055.01 | $9,055.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,494.60 | $6,494.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,039.44 | $2,039.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,786.75 | $1,786.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $35,363.26 | $35,363.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,146,050 | $2,160,000 | -0.6% |
| Assessed Value | $2,073,600 | $1,728,000 | +20.0% |
| Land Value | $2,146,050 | $2,243,025 | -4.3% |
| Improvement Value | — | — | — |
| Taxable Value | $2,073,600 | $1,728,000 | +20.0% |
| HS Cap Loss | -$72,450 | — | |
| Total Tax 2026 = estimate |
~$42,436
Estimated
|
~$35,363
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,146,050 | $2,146,050 | +0 (+0.0%) |
| Taxable Value | $2,073,600 | $2,073,600 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,146,050 | $2,146,050 | — | −$72,450 | $2,073,600 | $2,073,600 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,160,000 | $2,243,025 | — | −$432,000 | $1,728,000 | $1,728,000 | ~$35,363 | Partial |
| 2024 | $— | — | — | — | $2,160,000 | $— | $28,538 | Verified |
| 2023 | $— | — | — | — | $2,160,000 | $— | $21,711 | Verified |
| 2022 | $— | — | — | — | $2,160,000 | $— | $42,658 | Verified |
| 2021 | $693,000 | — | — | — | $693,000 | $— | $15,084 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.6% | +20.0% | 96.6% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 80.0% | Not available | Partial |
| 2024 | +0.0% | -33.3% | 66.7% | 1.3200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.0100% | Verified |
| 2022 | +211.7% ! | +211.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +211.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.6% | +105.5% | +33.0% | +211.7% | 2025 | -0.6% | 2026 |
| Assessment Ratio | 96.6% | 92.2% | — | 100.0% | 2021 | 80.0% | 2025 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$35,363 | $25,224 | ~$105,926 | $35,363 | 2025 | $15,084 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,870,013 | ~$2,870,013 | ~2.0139% | ~$57,800 | +32.9% |
| 2027 | ~$3,813,414 | ~$3,813,414 | ~1.9814% | ~$75,559 | +76.5% |
| 2028 | ~$5,066,921 | ~$5,066,921 | ~1.9488% | ~$98,746 | +134.6% |
| 2029 | ~$6,732,468 | ~$6,732,468 | ~1.9163% | ~$129,014 | +211.7% |
| 2030 | ~$8,945,495 | ~$8,945,495 | ~1.8837% | ~$168,510 | +314.1% |
| 2026 | ~$2,826,813 | ~$2,826,813 | ~2.0465% | ~$57,850 | +30.9% |
| 2027 | ~$3,699,478 | ~$3,699,478 | ~2.0465% | ~$75,709 | +71.3% |
| 2028 | ~$4,841,543 | ~$4,841,543 | ~2.0465% | ~$99,081 | +124.1% |
| 2029 | ~$6,336,175 | ~$6,336,175 | ~2.0465% | ~$129,669 | +193.3% |
| 2030 | ~$8,292,214 | ~$8,292,214 | ~2.0465% | ~$169,699 | +283.9% |
| 2026 | ~$2,913,213 | ~$2,913,213 | ~1.9977% | ~$58,196 | +34.9% |
| 2027 | ~$3,929,079 | ~$3,929,079 | ~1.9488% | ~$76,571 | +81.9% |
| 2028 | ~$5,299,187 | ~$5,299,187 | ~1.9000% | ~$100,685 | +145.3% |
| 2029 | ~$7,147,066 | ~$7,147,066 | ~1.8512% | ~$132,306 | +230.9% |
| 2030 | ~$9,639,317 | ~$9,639,317 | ~1.8024% | ~$173,736 | +346.3% |
In 2025, this property's market value of $2,160,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 25× 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 | $2,160,000 | $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 | $693,000 | $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.