8818 BIG VIEW DR 4 TX 78730
| Owner | DAVIDSON JEFF & ALLY DAVIDSON |
|---|---|
| Parcel ID | 0139360206 |
| Short ID | 730061 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 79,802 SF |
| Acres | 1.832 |
| Year Built | — |
| Legal | LOT 4 BLK A PANTHER HOLLOW CREEK PHS II |
| Neighborhood | U3210WF |
| Land | $2,272,385 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,272,385 |
| Improvement | $23,608 |
|---|---|
| Total Improvement | $23,608 |
| Market | $2,295,993 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,295,993 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,295,993 |
| Taxable Value | $2,295,993 |
|---|
Appreciation: Market value has risen +36.7% from $1,680,096 (2021) to $2,295,993 (2025), a CAGR of 8.1% 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 2.2082% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $50,700. Leander ISD is the largest single contributor, at 49.2% of the total 2025 levy.
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 99% of market value ($2,272,385 land vs $23,608 improvements), about $28/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 $2,295,993, 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 +8.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,392,471 by 2030, with an estimated annual tax burden around $64,574. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 472 | BOAT DK STA COV | 1 SF | ✓ |
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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $24,955.15 | $24,955.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,031.39 | $12,031.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,629.37 | $8,629.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,709.80 | $2,709.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,374.06 | $2,374.06 | Paid |
| Combined Rate | 2.4520% | 2.2529% | 2.0584% | 2.1182% | 2.2082% | +0.0900% | $50,699.77 | $50,699.77 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,841,516 | $2,295,993 | -19.8% |
| Assessed Value | $1,841,516 | $2,295,993 | -19.8% |
| Land Value | $1,817,908 | $2,272,385 | -20.0% |
| Improvement Value | $23,608 | $23,608 | +0.0% |
| Taxable Value | $1,841,516 | $2,295,993 | -19.8% |
| Total Tax 2026 = estimate |
~$40,664
Estimated
|
~$50,700
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,841,516 | $1,841,516 | +0 (+0.0%) |
| Taxable Value | $1,841,516 | $1,841,516 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,841,516 | $1,817,908 | $23,608 | — | $1,841,516 | $1,841,516 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,295,993 | $2,272,385 | $23,608 | — | $2,295,993 | $2,295,993 | ~$50,700 | Partial |
| 2024 | $— | — | — | — | $2,272,385 | $— | $48,134 | Verified |
| 2023 | $— | — | — | — | $2,100,119 | $— | $43,230 | Verified |
| 2022 | $— | — | — | — | $2,100,119 | $— | $47,314 | Verified |
| 2021 | $1,680,096 | — | — | — | $2,100,119 ! | $— | $51,494 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -19.8% | -19.8% | ~100% | Not available | Partial |
| 2025 | +1.0% | +1.0% | ~100% | Not available | Partial |
| 2024 | +8.2% | +8.2% | ~100% | 2.1200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2500% | Verified |
| 2021 | base year | — | ~100% | 3.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.8% | +8.5% | +13.5% | +36.7% | 2025 | -19.8% | 2026 |
| Assessment Ratio | 100.0% | 108.3% | — | 125.0% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.2100% | 2.2100% | — | 2.2100% | 2025 | 2.2100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$50,700 | $51,097 | ~$58,857 | $51,494 | 2021 | $50,700 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,482,445 | ~$2,482,445 | ~2.1472% | ~$53,304 | +8.1% |
| 2027 | ~$2,684,039 | ~$2,684,039 | ~2.0863% | ~$55,997 | +16.9% |
| 2028 | ~$2,902,003 | ~$2,902,003 | ~2.0253% | ~$58,775 | +26.4% |
| 2029 | ~$3,137,668 | ~$3,137,668 | ~1.9644% | ~$61,636 | +36.7% |
| 2030 | ~$3,392,471 | ~$3,392,471 | ~1.9034% | ~$64,574 | +47.8% |
| 2026 | ~$2,436,525 | ~$2,436,525 | ~2.2082% | ~$53,803 | +6.1% |
| 2027 | ~$2,585,659 | ~$2,585,659 | ~2.2082% | ~$57,096 | +12.6% |
| 2028 | ~$2,743,922 | ~$2,743,922 | ~2.2082% | ~$60,591 | +19.5% |
| 2029 | ~$2,911,871 | ~$2,911,871 | ~2.2082% | ~$64,299 | +26.8% |
| 2030 | ~$3,090,099 | ~$3,090,099 | ~2.2082% | ~$68,235 | +34.6% |
| 2026 | ~$2,528,365 | ~$2,528,365 | ~2.1168% | ~$53,519 | +10.1% |
| 2027 | ~$2,784,255 | ~$2,784,255 | ~2.0253% | ~$56,391 | +21.3% |
| 2028 | ~$3,066,043 | ~$3,066,043 | ~1.9339% | ~$59,295 | +33.5% |
| 2029 | ~$3,376,350 | ~$3,376,350 | ~1.8425% | ~$62,209 | +47.1% |
| 2030 | ~$3,718,062 | ~$3,718,062 | ~1.7511% | ~$65,106 | +61.9% |
In 2025, this property's market value of $2,295,993 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 27× 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 | $2,295,993 | $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 | $1,680,096 | $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.