10901 SANS SOUCI PL TX 78759
| Owner | MANZIVY MANAGEMENT LLC |
|---|---|
| Parcel ID | 0162050964 |
| Short ID | 439873 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 9,916 SF |
| Acres | 0.228 |
| Year Built | — |
| Legal | LOT 19 BLK A HORIZON SUBD |
| Neighborhood | U0314 |
| Land | $419,786 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $419,786 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $419,786 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $419,786 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $419,786 |
| Taxable Value | $419,786 |
|---|
Appreciation: Market value has risen +109.9% from $200,000 (2021) to $419,786 (2025), a CAGR of 20.4% 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 2.9396% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $12,340. Round Rock ISD is the largest single contributor, at 38.5% 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 ($419,786 land vs $0 improvements), about $42/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 $419,786, 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 +20.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,060,536 by 2030, with an estimated annual tax burden around $26,261. 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 100% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $3,261.73 | $3,261.73 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,199.75 | $2,199.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,577.74 | $1,577.74 | Paid |
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $504.90 | $504.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $495.44 | $495.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $434.06 | $434.06 | Paid |
| Combined Rate | 3.3103% | 3.0375% | 2.7282% | 2.8749% | 2.9396% | +0.0647% | $8,473.62 | $8,473.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $419,786 | $419,786 | +0.0% |
| Assessed Value | $419,786 | $419,786 | +0.0% |
| Land Value | $419,786 | $419,786 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $419,786 | $419,786 | +0.0% |
| Total Tax 2026 = estimate |
~$12,340
Estimated
|
~$8,474
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $419,786 | $419,786 | +0 (+0.0%) |
| Taxable Value | $419,786 | $419,786 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $419,786 | $419,786 | — | — | $419,786 | $419,786 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $419,786 | $419,786 | — | — | $419,786 | $419,786 | ~$8,474 | Partial |
| 2024 | $— | — | — | — | $400,000 | $— | $7,728 | Verified |
| 2023 | $— | — | — | — | $400,000 | $— | $7,444 | Verified |
| 2022 | $— | — | — | — | $400,000 | $— | $8,129 | Verified |
| 2021 | $200,000 | — | — | — | $200,000 | $— | $4,478 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +4.9% | +4.9% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8600% | Verified |
| 2022 | +100.0% ! | +100.0% | ~100% | 2.0300% | Verified |
| 2021 | base year | — | ~100% | 2.2400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +109.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +55.0% | +20.4% | +109.9% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0200% | 2.0200% | — | 2.0200% | 2025 | 2.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,474 | $6,476 | ~$19,903 | $8,474 | 2025 | $4,478 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$505,275 | ~$505,275 | ~2.8469% | ~$14,385 | +20.4% |
| 2027 | ~$608,173 | ~$608,173 | ~2.7542% | ~$16,751 | +44.9% |
| 2028 | ~$732,026 | ~$732,026 | ~2.6616% | ~$19,483 | +74.4% |
| 2029 | ~$881,101 | ~$881,101 | ~2.5689% | ~$22,635 | +109.9% |
| 2030 | ~$1,060,536 | ~$1,060,536 | ~2.4762% | ~$26,261 | +152.6% |
| 2026 | ~$496,879 | ~$496,879 | ~2.9396% | ~$14,606 | +18.4% |
| 2027 | ~$588,130 | ~$588,130 | ~2.9396% | ~$17,289 | +40.1% |
| 2028 | ~$696,138 | ~$696,138 | ~2.9396% | ~$20,464 | +65.8% |
| 2029 | ~$823,983 | ~$823,983 | ~2.9396% | ~$24,222 | +96.3% |
| 2030 | ~$975,306 | ~$975,306 | ~2.9396% | ~$28,670 | +132.3% |
| 2026 | ~$513,670 | ~$513,670 | ~2.8006% | ~$14,386 | +22.4% |
| 2027 | ~$628,552 | ~$628,552 | ~2.6616% | ~$16,729 | +49.7% |
| 2028 | ~$769,126 | ~$769,126 | ~2.5226% | ~$19,402 | +83.2% |
| 2029 | ~$941,139 | ~$941,139 | ~2.3835% | ~$22,432 | +124.2% |
| 2030 | ~$1,151,623 | ~$1,151,623 | ~2.2445% | ~$25,849 | +174.3% |
In 2025, this property's market value of $419,786 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $419,786 | $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 | $200,000 | $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.