17823 CROSS ST TX 78645
| Owner | RYAN RILEY J |
|---|---|
| Parcel ID | 0190530709 |
| Short ID | 185266 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | — |
| Acres | — |
| Year Built | — |
| Legal | LOT 58 & .024 AC ADJ RETIREMENT VILLAGE NO 2 |
| Neighborhood | T9030WF |
| Land | $170,610 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $170,610 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $170,610 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $170,610 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $170,610 |
| Taxable Value | $170,610 |
|---|
Appreciation: Market value has risen +110.5% from $81,040 (2021) to $170,610 (2025), a CAGR of 20.5% 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 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,894. Leander ISD is the largest single contributor, at 47.6% 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 ($170,610 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 $170,610, 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 +20.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $432,649 by 2030, with an estimated annual tax burden around $7,995. 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 268% in 2023, 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% | $1,854.36 | $1,854.36 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $679.20 | $679.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $641.23 | $641.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $201.36 | $201.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $176.41 | $176.41 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $170.61 | $170.61 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $170.55 | $170.55 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $3,893.72 | $3,893.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $106,631 | $170,610 | -37.5% |
| Assessed Value | $106,631 | $170,610 | -37.5% |
| Land Value | $106,631 | $170,610 | -37.5% |
| Improvement Value | — | — | — |
| Taxable Value | $106,631 | $170,610 | -37.5% |
| Total Tax 2026 = estimate |
~$2,434
Estimated
|
~$3,894
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $106,631 | $106,631 | +0 (+0.0%) |
| Taxable Value | $106,631 | $106,631 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $106,631 | $106,631 | — | — | $106,631 | $106,631 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $170,610 | $170,610 | — | — | $170,610 | $170,610 | ~$3,894 | Partial |
| 2024 | $— | — | — | — | $170,610 | $— | $3,795 | Verified |
| 2023 | $— | — | — | — | $189,000 | $— | $4,134 | Verified |
| 2022 | $— | — | — | — | $81,040 | $— | $1,935 | Verified |
| 2021 | $81,040 | — | — | — | $81,040 | $— | $2,131 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.5% | -37.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -42.9% | -42.9% | ~100% | 2.2200% | Verified |
| 2023 | +268.4% ! | +268.4% | ~100% | 1.3800% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.3900% | Verified |
| 2021 | base year | — | ~100% | 2.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +110.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -37.5% | +36.5% | +34.9% | +110.5% | 2025 | -37.5% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,894 | $3,012 | ~$6,141 | $3,894 | 2025 | $2,131 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$205,509 | ~$205,509 | ~2.1953% | ~$4,512 | +20.5% |
| 2027 | ~$247,547 | ~$247,547 | ~2.1085% | ~$5,219 | +45.1% |
| 2028 | ~$298,183 | ~$298,183 | ~2.0216% | ~$6,028 | +74.8% |
| 2029 | ~$359,178 | ~$359,178 | ~1.9347% | ~$6,949 | +110.5% |
| 2030 | ~$432,649 | ~$432,649 | ~1.8478% | ~$7,995 | +153.6% |
| 2026 | ~$202,097 | ~$202,097 | ~2.2822% | ~$4,612 | +18.5% |
| 2027 | ~$239,395 | ~$239,395 | ~2.2822% | ~$5,464 | +40.3% |
| 2028 | ~$283,576 | ~$283,576 | ~2.2822% | ~$6,472 | +66.2% |
| 2029 | ~$335,911 | ~$335,911 | ~2.2822% | ~$7,666 | +96.9% |
| 2030 | ~$397,904 | ~$397,904 | ~2.2822% | ~$9,081 | +133.2% |
| 2026 | ~$208,921 | ~$208,921 | ~2.1519% | ~$4,496 | +22.5% |
| 2027 | ~$255,835 | ~$255,835 | ~2.0216% | ~$5,172 | +50.0% |
| 2028 | ~$313,284 | ~$313,284 | ~1.8912% | ~$5,925 | +83.6% |
| 2029 | ~$383,633 | ~$383,633 | ~1.7609% | ~$6,755 | +124.9% |
| 2030 | ~$469,780 | ~$469,780 | ~1.6306% | ~$7,660 | +175.4% |
In 2025, this property's market value of $170,610 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +101% above 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 | $170,610 | $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 | $81,040 | $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.