11907 ANDERSON MILL RD TX 78726
| Owner | JOHNSON FOUR CORNERS LTD |
|---|---|
| Parcel ID | 0176230101 |
| Short ID | 498492 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 219,951 SF |
| Acres | 5.049 |
| Year Built | — |
| Legal | LOT 4 BLK A LESS .3306AC VOLENTE SUBD |
| Neighborhood | 1NW3 |
| Land | $1,539,657 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,539,657 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,539,657 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,539,657 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,539,657 |
| Taxable Value | $1,539,657 |
|---|
Appreciation: Market value has risen +16.7% from $1,319,706 (2021) to $1,539,657 (2025), a CAGR of 3.9% over 4 years. Growth has been relatively flat for this asset class. 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 5 taxing entities is 2.2082% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $33,998. Leander ISD is the largest single contributor, at 49.2% 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 ($1,539,657 land vs $0 improvements), about $7/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 $1,539,657, 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 +3.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,866,842 by 2030, with an estimated annual tax burden around $35,534. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $12,234.66 | $12,234.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,898.58 | $5,898.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,230.69 | $4,230.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,328.52 | $1,328.52 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,163.92 | $1,163.92 | Paid |
| Combined Rate | 2.4520% | 2.2529% | 2.0584% | 2.1182% | 2.2082% | +0.0900% | $24,856.37 | $24,856.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,385,000 | $1,539,657 | -10.0% |
| Assessed Value | $1,350,776 | $1,539,657 | -12.3% |
| Land Value | $1,539,657 | $1,539,657 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,350,776 | $1,539,657 | -12.3% |
| HS Cap Loss | -$34,224 | — | |
| Total Tax 2026 = estimate |
~$29,828
Estimated
|
~$24,856
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,385,000 | $1,385,000 | +0 (+0.0%) |
| Taxable Value | $1,350,776 | $1,350,776 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,385,000 | $1,539,657 | — | −$34,224 | $1,350,776 | $1,350,776 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,539,657 | $1,539,657 | — | — | $1,539,657 | $1,539,657 | ~$24,856 | Partial |
| 2024 | $— | — | — | — | $1,539,657 | $— | $32,613 | Verified |
| 2023 | $— | — | — | — | $1,539,657 | $— | $31,693 | Verified |
| 2022 | $— | — | — | — | $1,319,706 | $— | $29,732 | Verified |
| 2021 | $1,319,706 | — | — | — | $1,319,706 | $— | $32,359 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.0% | -12.3% | 97.5% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.1200% | Verified |
| 2023 | +16.7% | +16.7% | ~100% | 2.0600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2500% | Verified |
| 2021 | base year | — | ~100% | 2.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.0% | +3.3% | +6.3% | +16.7% | 2025 | -10.0% | 2026 |
| Assessment Ratio | 97.5% | 99.2% | — | 100.0% | 2021 | 97.5% | 2026 |
| Effective Tax Rate (2025) | 1.6100% | 1.6100% | — | 1.6100% | 2025 | 1.6100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,856 | $28,608 | ~$34,976 | $32,359 | 2021 | $24,856 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,600,150 | ~$1,600,150 | ~2.1472% | ~$34,359 | +3.9% |
| 2027 | ~$1,663,020 | ~$1,663,020 | ~2.0863% | ~$34,695 | +8.0% |
| 2028 | ~$1,728,359 | ~$1,728,359 | ~2.0253% | ~$35,005 | +12.3% |
| 2029 | ~$1,796,266 | ~$1,796,266 | ~1.9644% | ~$35,286 | +16.7% |
| 2030 | ~$1,866,842 | ~$1,866,842 | ~1.9034% | ~$35,534 | +21.3% |
| 2026 | ~$1,569,357 | ~$1,569,357 | ~2.2082% | ~$34,654 | +1.9% |
| 2027 | ~$1,599,629 | ~$1,599,629 | ~2.2082% | ~$35,323 | +3.9% |
| 2028 | ~$1,630,486 | ~$1,630,486 | ~2.2082% | ~$36,004 | +5.9% |
| 2029 | ~$1,661,938 | ~$1,661,938 | ~2.2082% | ~$36,699 | +7.9% |
| 2030 | ~$1,693,997 | ~$1,693,997 | ~2.2082% | ~$37,407 | +10.0% |
| 2026 | ~$1,630,943 | ~$1,630,943 | ~2.1168% | ~$34,523 | +5.9% |
| 2027 | ~$1,727,641 | ~$1,727,641 | ~2.0253% | ~$34,991 | +12.2% |
| 2028 | ~$1,830,073 | ~$1,830,073 | ~1.9339% | ~$35,392 | +18.9% |
| 2029 | ~$1,938,578 | ~$1,938,578 | ~1.8425% | ~$35,718 | +25.9% |
| 2030 | ~$2,053,516 | ~$2,053,516 | ~1.7511% | ~$35,959 | +33.4% |
In 2025, this property's market value of $1,539,657 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 18× 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 | $1,539,657 | $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 | $1,319,706 | $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.