1305 ROBIN TRL TX 78645
| Owner | MBANK AUSTIN N A TRUSTEE |
|---|---|
| Parcel ID | 0160900612 |
| Short ID | 159848 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 15,466 SF |
| Acres | 0.355 |
| Year Built | — |
| Legal | LOT 26 BLK C EMERALD BEND SEC 1 |
| Neighborhood | S04WF |
| Land | $276,678 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $276,678 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $276,678 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $276,678 |
| Value Limitation Adjustment (−) (homestead cap) | −$66,985 |
| Net Appraised (assessed) | $209,693 |
| Taxable Value | $209,693 |
|---|
| Total Due | $29,791.13 |
|---|---|
| First Delinquent | 2016 |
Appreciation: Market value has risen +744.4% from $32,765 (2021) to $276,678 (2025), a CAGR of 70.5% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.1307% in 2025 (+0.0473% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,468. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($209,693) is $66,985 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 ($276,678 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 $276,678, 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 +70.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,982,724 by 2030, with an estimated annual tax burden around $67,564. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $29,791.13 in unpaid taxes since 2016. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +66 |
| Travis Central Health | 0.1080% | 0.1180% | +21 |
| Travis County ESD # 07 | 0.0910% | 0.1000% | +19 |
| City of Lago Vista | 0.4231% | 0.4200% | -6 |
| Lago Vista ISD | 1.0169% | 1.0169% | +0 |
| Travis County ESD # 01 | 0.1000% | 0.1000% | +0 |
Market value changed by 344% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $2,132.37 | $— | $2,132.37 |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $880.71 | $— | $880.71 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $788.12 | $— | $788.12 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $247.49 | $— | $247.49 |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $209.69 | $— | $209.69 |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $209.62 | $— | $209.62 |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $4,468.00 | $0.00 | $4,468.00 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $116,496 | $276,678 | -57.9% |
| Assessed Value | $116,496 | $209,693 | -44.4% |
| Land Value | $116,496 | $276,678 | -57.9% |
| Improvement Value | — | — | — |
| Taxable Value | $116,496 | $209,693 | -44.4% |
| Total Tax 2026 = estimate |
~$2,482
Estimated
|
$4,468 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $116,496 | $116,496 | +0 (+0.0%) |
| Taxable Value | $116,496 | $116,496 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $116,496 | $116,496 | — | — | $116,496 | $116,496 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $276,678 | $276,678 | — | −$66,985 | $209,693 | $209,693 | $4,468 | Verified |
| 2024 | $— | — | — | — | $276,678 | $— | $3,641 | Verified |
| 2023 | $— | — | — | — | $145,620 | $— | $2,945 | Verified |
| 2022 | $— | — | — | — | $145,620 | $— | $3,216 | Verified |
| 2021 | $32,765 | — | — | — | $32,765 | $— | $812 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -57.9% | -44.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 75.8% | 1.6100% | Verified |
| 2024 | +90.0% ! | +20.0% | 63.2% | 1.3200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0200% | Verified |
| 2022 | +344.4% ! | +344.4% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +744.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -57.9% | +343.2% | +117.3% | +744.4% | 2025 | -57.9% | 2026 |
| Assessment Ratio | 100.0% | 91.9% | — | 100.0% | 2021 | 75.8% | 2025 |
| Effective Tax Rate (2025) | 1.6100% | 1.6100% | — | 1.6100% | 2025 | 1.6100% | 2025 |
| Tax Amount | $4,468 | $2,640 | ~$32,047 | $4,468 | 2025 | $812 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$471,646 | ~$471,646 | ~2.0439% | ~$9,640 | +70.5% |
| 2027 | ~$804,001 | ~$804,001 | ~1.9570% | ~$15,734 | +190.6% |
| 2028 | ~$1,370,560 | ~$1,370,560 | ~1.8702% | ~$25,632 | +395.4% |
| 2029 | ~$2,336,356 | ~$2,336,356 | ~1.7833% | ~$41,664 | +744.4% |
| 2030 | ~$3,982,724 | ~$3,982,724 | ~1.6964% | ~$67,564 | +1339.5% |
| 2026 | ~$466,112 | ~$466,112 | ~2.1307% | ~$9,932 | +68.5% |
| 2027 | ~$785,246 | ~$785,246 | ~2.1307% | ~$16,732 | +183.8% |
| 2028 | ~$1,322,883 | ~$1,322,883 | ~2.1307% | ~$28,187 | +378.1% |
| 2029 | ~$2,228,626 | ~$2,228,626 | ~2.1307% | ~$47,486 | +705.5% |
| 2030 | ~$3,754,507 | ~$3,754,507 | ~2.1307% | ~$79,999 | +1257.0% |
| 2026 | ~$477,179 | ~$477,179 | ~2.0004% | ~$9,546 | +72.5% |
| 2027 | ~$822,978 | ~$822,978 | ~1.8702% | ~$15,391 | +197.4% |
| 2028 | ~$1,419,368 | ~$1,419,368 | ~1.7399% | ~$24,695 | +413.0% |
| 2029 | ~$2,447,946 | ~$2,447,946 | ~1.6096% | ~$39,401 | +784.8% |
| 2030 | ~$4,221,906 | ~$4,221,906 | ~1.4793% | ~$62,454 | +1425.9% |
In 2025, this property's market value of $276,678 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 | $276,678 | $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 | $32,765 | $6,000 | $14,480 | $80,000 | ↑ Above 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.