CROSS ST TX
| Owner | BLOOM ELENA |
|---|---|
| Parcel ID | 0190530711 |
| Short ID | 376061 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 3,272 SF |
| Acres | 0.075 |
| Year Built | — |
| Legal | ABS 176 SUR 639 CRAVEN R W ACR .075 |
| Neighborhood | T9030WF |
| Land | $40,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $40,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $10,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,000 |
| Taxable Value | $10,000 |
|---|
Appreciation: Market value has risen +31.6% from $7,600 (2021) to $10,000 (2025), a CAGR of 7.1% over 4 years. This represents moderate, steady growth. 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 $228. 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 400% of market value ($40,000 land vs $0 improvements), about $12/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 $10,000, this parcel sits in the bottom quartile (<25th 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 +7.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,092 by 2030, with an estimated annual tax burden around $260. 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 821% 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% | $108.69 | $108.69 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $39.81 | $39.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $37.58 | $37.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $11.80 | $11.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $10.34 | $10.34 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $10.00 | $10.00 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $10.00 | $10.00 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $228.22 | $228.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,000 | $10,000 | +0.0% |
| Assessed Value | $10,000 | $10,000 | +0.0% |
| Land Value | $25,000 | $40,000 | -37.5% |
| Improvement Value | — | — | — |
| Taxable Value | $10,000 | $10,000 | +0.0% |
| Total Tax 2026 = estimate |
~$228
Estimated
|
~$228
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $25,000 | $10,000 | -15,000 (-60.0%) |
| Taxable Value | $12,000 | $10,000 | -2,000 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $10,000 | $25,000 | — | — | $10,000 | $10,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,000 | $40,000 | — | — | $10,000 | $10,000 | ~$228 | Partial |
| 2024 | $— | — | — | — | $40,000 | $— | $890 | Verified |
| 2023 | $— | — | — | — | $70,000 | $— | $1,531 | Verified |
| 2022 | $— | — | — | — | $7,600 | $— | $181 | Verified |
| 2021 | $7,600 | — | — | — | $7,600 | $— | $200 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +150.0% ! | +20.0% | 48.0% | Not available | Partial |
| 2025 | -75.0% | -75.0% | ~100% | Not available | Partial |
| 2024 | -42.9% | -42.9% | ~100% | 2.2200% | Verified |
| 2023 | +821.1% ! | +821.1% | ~100% | 2.1900% | 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): +31.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +15.8% | +7.1% | +31.6% | 2025 | +0.0% | 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 |
$228 | $214 | ~$248 | $228 | 2025 | $200 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,710 | ~$10,710 | ~2.1953% | ~$235 | +7.1% |
| 2027 | ~$11,471 | ~$11,471 | ~2.1085% | ~$242 | +14.7% |
| 2028 | ~$12,285 | ~$12,285 | ~2.0216% | ~$248 | +22.9% |
| 2029 | ~$13,158 | ~$13,158 | ~1.9347% | ~$255 | +31.6% |
| 2030 | ~$14,092 | ~$14,092 | ~1.8478% | ~$260 | +40.9% |
| 2026 | ~$10,510 | ~$10,510 | ~2.2822% | ~$240 | +5.1% |
| 2027 | ~$11,046 | ~$11,046 | ~2.2822% | ~$252 | +10.5% |
| 2028 | ~$11,610 | ~$11,610 | ~2.2822% | ~$265 | +16.1% |
| 2029 | ~$12,202 | ~$12,202 | ~2.2822% | ~$278 | +22.0% |
| 2030 | ~$12,825 | ~$12,825 | ~2.2822% | ~$293 | +28.2% |
| 2026 | ~$10,910 | ~$10,910 | ~2.1519% | ~$235 | +9.1% |
| 2027 | ~$11,903 | ~$11,903 | ~2.0216% | ~$241 | +19.0% |
| 2028 | ~$12,987 | ~$12,987 | ~1.8912% | ~$246 | +29.9% |
| 2029 | ~$14,169 | ~$14,169 | ~1.7609% | ~$250 | +41.7% |
| 2030 | ~$15,458 | ~$15,458 | ~1.6306% | ~$252 | +54.6% |
In 2025, this property's market value of $10,000 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -88% below 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 | $10,000 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $7,600 | $6,000 | $14,480 | $80,000 | ↓ Below 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.