9645 BIG VIEW DR TX 78730
| Owner | RIVER PLACE RESIDENTIAL COMMUN |
|---|---|
| Parcel ID | 0141300217 |
| Short ID | 456395 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,278,050 SF |
| Acres | 29.340 |
| Year Built | — |
| Legal | LOT 1 BLK A RIVER PLACE SEC 12 |
| Neighborhood | U3210 |
| Land | $18,224 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $18,224 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $18,224 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $18,224 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $18,224 |
| Taxable Value | $18,224 |
|---|
| Total Due | $476.88 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +193.9% from $6,200 (2021) to $18,224 (2025), a CAGR of 30.9% 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 6 taxing entities is 2.2754% in 2025 (+0.0927% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $415. Leander ISD is the largest single contributor, at 47.8% 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 100% of market value ($18,224 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 $18,224, 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 +30.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $70,139 by 2030, with an estimated annual tax burden around $1,372. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $476.88 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +8 |
| Travis County | 0.3444% | 0.3758% | +6 |
| Travis Central Health | 0.1080% | 0.1180% | +2 |
| River Place Limited District | 0.0645% | 0.0672% | +0 |
| Austin Community College | 0.1013% | 0.1034% | +0 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
Market value changed by 158% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $198.08 | $— | $198.08 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $95.50 | $— | $95.50 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $68.49 | $— | $68.49 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $21.51 | $— | $21.51 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $18.84 | $— | $18.84 |
| L8P River Place Limited District | 0.0786% | 0.0716% | 0.0670% | 0.0645% | 0.0672% | +0.0027% | $12.25 | $— | $12.25 |
| Combined Rate | 2.5306% | 2.3245% | 2.1254% | 2.1827% | 2.2754% | +0.0927% | $414.67 | $0.00 | $414.67 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $18,224 | $18,224 | +0.0% |
| Assessed Value | $18,224 | $18,224 | +0.0% |
| Land Value | $18,224 | $18,224 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $18,224 | $18,224 | +0.0% |
| Total Tax 2026 = estimate |
~$415
Estimated
|
$415 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $18,224 | $18,224 | +0 (+0.0%) |
| Taxable Value | $18,224 | $18,224 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $18,224 | $18,224 | — | — | $18,224 | $18,224 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $18,224 | $18,224 | — | — | $18,224 | $18,224 | $415 | Verified |
| 2024 | $— | — | — | — | $16,000 | $— | $349 | Verified |
| 2023 | $— | — | — | — | $16,000 | $— | $340 | Verified |
| 2022 | $— | — | — | — | $16,000 | $— | $372 | Verified |
| 2021 | $6,200 | — | — | — | $6,200 | $— | $157 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +13.9% | +13.9% | ~100% | 2.2800% | Verified |
| 2024 | +0.0% | +0.0% | ~100% | 2.1800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.1300% | Verified |
| 2022 | +158.1% ! | +158.1% | ~100% | 2.3200% | Verified |
| 2021 | base year | — | ~100% | 2.5300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +193.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +97.0% | +30.9% | +193.9% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
| Tax Amount | $415 | $286 | ~$901 | $415 | 2025 | $157 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$23,862 | ~$23,862 | ~2.2116% | ~$528 | +30.9% |
| 2027 | ~$31,244 | ~$31,244 | ~2.1478% | ~$671 | +71.4% |
| 2028 | ~$40,910 | ~$40,910 | ~2.0840% | ~$853 | +124.5% |
| 2029 | ~$53,567 | ~$53,567 | ~2.0202% | ~$1,082 | +193.9% |
| 2030 | ~$70,139 | ~$70,139 | ~1.9564% | ~$1,372 | +284.9% |
| 2026 | ~$23,498 | ~$23,498 | ~2.2754% | ~$535 | +28.9% |
| 2027 | ~$30,297 | ~$30,297 | ~2.2754% | ~$689 | +66.2% |
| 2028 | ~$39,064 | ~$39,064 | ~2.2754% | ~$889 | +114.4% |
| 2029 | ~$50,368 | ~$50,368 | ~2.2754% | ~$1,146 | +176.4% |
| 2030 | ~$64,943 | ~$64,943 | ~2.2754% | ~$1,478 | +256.4% |
| 2026 | ~$24,226 | ~$24,226 | ~2.1797% | ~$528 | +32.9% |
| 2027 | ~$32,206 | ~$32,206 | ~2.0840% | ~$671 | +76.7% |
| 2028 | ~$42,814 | ~$42,814 | ~1.9883% | ~$851 | +134.9% |
| 2029 | ~$56,915 | ~$56,915 | ~1.8926% | ~$1,077 | +212.3% |
| 2030 | ~$75,662 | ~$75,662 | ~1.7969% | ~$1,360 | +315.2% |
In 2025, this property's market value of $18,224 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -79% 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 | $18,224 | $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 | $6,200 | $6,000 | $14,480 | $80,000 | ↓ Below median | 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.