12603 CEDAR ST TX 78732
| Owner | SASIDHARAN NISHANT & |
|---|---|
| Parcel ID | 0152400440 |
| Short ID | 497768 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 16,093 SF |
| Acres | 0.369 |
| Year Built | — |
| Legal | LOT 157 HUGHES PARK LAKE SUBD 2 |
| Neighborhood | TW0030 |
| Land | $294,234 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $294,234 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $294,234 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $294,234 |
| Value Limitation Adjustment (−) (homestead cap) | −$78,234 |
| Net Appraised (assessed) | $216,000 |
| Taxable Value | $216,000 |
|---|
Appreciation: Market value has risen +226.9% from $90,000 (2021) to $294,234 (2025), a CAGR of 34.5% 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 1.8306% in 2025 (+0.0491% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,954. Leander ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($216,000) is $78,234 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 ($294,234 land vs $0 improvements), about $18/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 $294,234, 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 +34.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,293,468 by 2030, with an estimated annual tax burden around $19,842. 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 83% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $2,347.70 | $2,347.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $811.83 | $811.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $254.93 | $254.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $223.34 | $223.34 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $195.26 | $195.26 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $120.96 | $120.96 | Paid |
| Combined Rate | 2.0678% | 1.9312% | 1.7490% | 1.7815% | 1.8306% | +0.0491% | $3,954.02 | $3,954.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $294,234 | $294,234 | +0.0% |
| Assessed Value | $259,200 | $216,000 | +20.0% |
| Land Value | $294,234 | $294,234 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $259,200 | $216,000 | +20.0% |
| HS Cap Loss | -$35,034 | — | |
| Total Tax 2026 = estimate |
~$4,745
Estimated
|
~$3,954
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $294,234 | $294,234 | +0 (+0.0%) |
| Taxable Value | $259,200 | $259,200 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $294,234 | $294,234 | — | −$35,034 | $259,200 | $259,200 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $294,234 | $294,234 | — | −$78,234 | $216,000 | $216,000 | ~$3,954 | Partial |
| 2024 | $— | — | — | — | $275,000 | $— | $3,207 | Verified |
| 2023 | $— | — | — | — | $150,000 | $— | $2,624 | Verified |
| 2022 | $— | — | — | — | $150,000 | $— | $2,897 | Verified |
| 2021 | $90,000 | — | — | — | $90,000 | $— | $1,861 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 88.1% | Not available | Partial |
| 2025 | +7.0% | +20.0% | 73.4% | Not available | Partial |
| 2024 | +83.3% ! | +20.0% | 65.4% | 1.1700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7500% | Verified |
| 2022 | +66.7% | +66.7% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 2.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +226.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +113.5% | +34.5% | +226.9% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 88.1% | 87.2% | — | 100.0% | 2021 | 73.4% | 2025 |
| Effective Tax Rate (2025) | 1.3400% | 1.3400% | — | 1.3400% | 2025 | 1.3400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,954 | $2,908 | ~$12,622 | $3,954 | 2025 | $1,861 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$395,645 | ~$395,645 | ~1.7713% | ~$7,008 | +34.5% |
| 2027 | ~$532,008 | ~$532,008 | ~1.7120% | ~$9,108 | +80.8% |
| 2028 | ~$715,370 | ~$715,370 | ~1.6527% | ~$11,823 | +143.1% |
| 2029 | ~$961,929 | ~$961,929 | ~1.5934% | ~$15,327 | +226.9% |
| 2030 | ~$1,293,468 | ~$1,293,468 | ~1.5341% | ~$19,842 | +339.6% |
| 2026 | ~$389,760 | ~$389,760 | ~1.8306% | ~$7,135 | +32.5% |
| 2027 | ~$516,300 | ~$516,300 | ~1.8306% | ~$9,451 | +75.5% |
| 2028 | ~$683,922 | ~$683,922 | ~1.8306% | ~$12,520 | +132.4% |
| 2029 | ~$905,964 | ~$905,964 | ~1.8306% | ~$16,584 | +207.9% |
| 2030 | ~$1,200,095 | ~$1,200,095 | ~1.8306% | ~$21,969 | +307.9% |
| 2026 | ~$401,529 | ~$401,529 | ~1.7416% | ~$6,993 | +36.5% |
| 2027 | ~$547,951 | ~$547,951 | ~1.6527% | ~$9,056 | +86.2% |
| 2028 | ~$747,767 | ~$747,767 | ~1.5637% | ~$11,693 | +154.1% |
| 2029 | ~$1,020,449 | ~$1,020,449 | ~1.4747% | ~$15,049 | +246.8% |
| 2030 | ~$1,392,566 | ~$1,392,566 | ~1.3858% | ~$19,298 | +373.3% |
In 2025, this property's market value of $294,234 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 | $294,234 | $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 | $90,000 | $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.