7321 BLUE HERON CV TX
| Owner | DRAGON COVE LLC |
|---|---|
| Parcel ID | 0166500709 |
| Short ID | 169111 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | — |
| Acres | — |
| Year Built | — |
| Legal | ABS 170 SUR 152 COLEMAN J ACR .461 * & PT ADJ (LOT 5 R L LEISSNER SUBD UNRECORDED) |
| Neighborhood | T9020WF |
| Land | $756,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $756,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $730,724 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $730,724 |
| Value Limitation Adjustment (−) (homestead cap) | −$348,324 |
| Net Appraised (assessed) | $382,400 |
| Taxable Value | $382,400 |
|---|
Appreciation: Market value has risen +258.0% from $204,120 (2021) to $730,724 (2025), a CAGR of 37.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→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 1.8620% in 2025 (+0.0423% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,120. Leander ISD is the largest single contributor, at 58.4% of the total 2025 levy.
Assessment Gap: Assessed value ($382,400) is $348,324 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 103% of market value ($756,000 land vs $0 improvements). 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 $730,724, 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 +37.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,598,224 by 2030, with an estimated annual tax burden around $56,410. 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 |
|---|---|---|---|
| 613 | TERRACE COVERED | 1,853 SF | ✗ |
Market value changed by 207% 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% | $4,156.31 | $4,156.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,437.23 | $1,437.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $451.32 | $451.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $395.40 | $395.40 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $382.40 | $382.40 | Paid |
| VVO Village of Volente | 0.0864% | 0.0700% | 0.0723% | 0.0791% | 0.0778% | -0.0013% | $297.51 | $297.51 | Paid |
| Combined Rate | 2.0974% | 1.9602% | 1.7849% | 1.8197% | 1.8620% | +0.0423% | $7,120.17 | $7,120.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $680,401 | $730,724 | -6.9% |
| Assessed Value | $458,880 | $382,400 | +20.0% |
| Land Value | $680,400 | $756,000 | -10.0% |
| Improvement Value | $1 | — | — |
| Taxable Value | $458,880 | $382,400 | +20.0% |
| HS Cap Loss | -$221,521 | — | |
| Total Tax 2026 = estimate |
~$8,544
Estimated
|
~$7,120
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $737,419 | $680,401 | -57,018 (-7.7%) |
| Taxable Value | $458,880 | $458,880 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $680,401 | $680,400 | $1 | −$221,521 | $458,880 | $458,880 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $730,724 | $756,000 | — | −$348,324 | $382,400 | $382,400 | ~$7,120 | Partial |
| 2024 | $265,556 | — | — | — | $693,294 ! | $— | $5,799 | Verified |
| 2023 | $— | — | — | — | $204,120 | $— | $4,740 | Verified |
| 2022 | $— | — | — | — | $204,120 | $— | $4,001 | Verified |
| 2021 | $204,120 | — | — | — | $204,120 | $— | $4,281 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.9% | +20.0% | 62.2% | Not available | Partial |
| 2025 | -10.4% | +20.0% | 52.3% | Not available | Partial |
| 2024 | +207.1% ! | +20.0% | 39.1% | 0.7100% | Verified |
| 2023 | +30.1% | +30.1% | ~100% | 1.7800% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9600% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +258.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.9% | +66.1% | +39.6% | +175.2% | 2025 | -6.9% | 2026 |
| Assessment Ratio | 67.4% | 120.2% | — | 261.1% | 2024 | 52.3% | 2025 |
| Effective Tax Rate (2025) | 0.9700% | 0.9700% | — | 0.9700% | 2025 | 0.9700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,120 | $5,733 | ~$34,650 | $7,120 | 2025 | $4,281 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,005,126 | ~$1,005,126 | ~1.8031% | ~$18,124 | +37.6% |
| 2027 | ~$1,382,570 | ~$1,382,570 | ~1.7443% | ~$24,116 | +89.2% |
| 2028 | ~$1,901,754 | ~$1,901,754 | ~1.6854% | ~$32,052 | +160.3% |
| 2029 | ~$2,615,900 | ~$2,615,900 | ~1.6266% | ~$42,549 | +258.0% |
| 2030 | ~$3,598,224 | ~$3,598,224 | ~1.5677% | ~$56,410 | +392.4% |
| 2026 | ~$990,511 | ~$990,511 | ~1.8620% | ~$18,443 | +35.6% |
| 2027 | ~$1,342,658 | ~$1,342,658 | ~1.8620% | ~$25,000 | +83.7% |
| 2028 | ~$1,820,000 | ~$1,820,000 | ~1.8620% | ~$33,888 | +149.1% |
| 2029 | ~$2,467,046 | ~$2,467,046 | ~1.8620% | ~$45,936 | +237.6% |
| 2030 | ~$3,344,131 | ~$3,344,131 | ~1.8620% | ~$62,267 | +357.6% |
| 2026 | ~$1,019,740 | ~$1,019,740 | ~1.7737% | ~$18,087 | +39.6% |
| 2027 | ~$1,423,068 | ~$1,423,068 | ~1.6854% | ~$23,985 | +94.7% |
| 2028 | ~$1,985,920 | ~$1,985,920 | ~1.5971% | ~$31,718 | +171.8% |
| 2029 | ~$2,771,391 | ~$2,771,391 | ~1.5089% | ~$41,816 | +279.3% |
| 2030 | ~$3,867,532 | ~$3,867,532 | ~1.4206% | ~$54,941 | +429.3% |
In 2025, this property's market value of $730,724 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $730,724 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $265,556 | $23,000 | $66,000 | $330,000 | ↑ Above median | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $204,120 | $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.