732 SPRINGDALE RD TX
| Owner | SPRINGDALE-GONZALES DEVELOPMENT LLC |
|---|---|
| Parcel ID | 0204140341 |
| Short ID | 877361 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 28,575 SF |
| Acres | 0.656 |
| Year Built | — |
| Legal | LOT 5C GRANGE COMMONS THE |
| Neighborhood | 1EC2 |
| Land | $1,428,768 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,428,768 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,285,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,285,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,285,000 |
| Taxable Value | $1,285,000 |
|---|
Appreciation: Market value has risen +414.0% from $250,000 (2021) to $1,285,000 (2025), a CAGR of 50.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $26,297. Austin ISD is the largest single contributor, at 45.2% 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 111% of market value ($1,428,768 land vs $0 improvements), about $50/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 $1,285,000, 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 +50.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,945,051 by 2030, with an estimated annual tax burden around $187,339. 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 157% in 2025, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $11,888.82 | $11,888.82 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,733.62 | $6,733.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,829.61 | $4,829.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,516.60 | $1,516.60 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,328.69 | $1,328.69 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,297.34 | $26,297.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,482,682 | $1,285,000 | +171.0% |
| Assessed Value | $3,482,682 | $1,285,000 | +171.0% |
| Land Value | $1,428,768 | $1,428,768 | +0.0% |
| Improvement Value | $2,053,914 | — | — |
| Taxable Value | $3,482,682 | $1,285,000 | +171.0% |
| Total Tax 2026 = estimate |
~$71,273
Estimated
|
~$26,297
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,820,973 | $3,482,682 | -338,291 (-8.9%) |
| Taxable Value | $3,820,973 | $3,482,682 | -338,291 (-8.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,482,682 | $1,428,768 | $2,053,914 | — | $3,482,682 | $3,482,682 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,285,000 | $1,428,768 | — | — | $1,285,000 | $1,285,000 | ~$26,297 | Partial |
| 2024 | $— | — | — | — | $449,145 | $— | $8,901 | Verified |
| 2023 | $— | — | — | — | $499,050 | $— | $9,029 | Verified |
| 2022 | $— | — | — | — | $375,000 | $— | $7,406 | Verified |
| 2021 | $250,000 | — | — | — | $292,942 ! | $— | $6,376 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +197.4% ! | +197.4% | ~100% | Not available | Partial |
| 2025 | +157.5% ! | +157.5% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.7800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.4800% | Verified |
| 2021 | base year | — | ~100% | 2.5500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +157.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +171.0% | +292.5% | +31.6% | +414.0% | 2025 | +171.0% | 2026 |
| Assessment Ratio | 100.0% | 105.7% | — | 117.2% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$26,297 | $16,337 | ~$99,217 | $26,297 | 2025 | $6,376 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,934,835 | ~$1,934,835 | ~2.0139% | ~$38,966 | +50.6% |
| 2027 | ~$2,913,297 | ~$2,913,297 | ~1.9814% | ~$57,724 | +126.7% |
| 2028 | ~$4,386,574 | ~$4,386,574 | ~1.9488% | ~$85,487 | +241.4% |
| 2029 | ~$6,604,900 | ~$6,604,900 | ~1.9163% | ~$126,569 | +414.0% |
| 2030 | ~$9,945,051 | ~$9,945,051 | ~1.8837% | ~$187,339 | +673.9% |
| 2026 | ~$1,909,135 | ~$1,909,135 | ~2.0465% | ~$39,070 | +48.6% |
| 2027 | ~$2,836,417 | ~$2,836,417 | ~2.0465% | ~$58,047 | +120.7% |
| 2028 | ~$4,214,088 | ~$4,214,088 | ~2.0465% | ~$86,241 | +227.9% |
| 2029 | ~$6,260,904 | ~$6,260,904 | ~2.0465% | ~$128,128 | +387.2% |
| 2030 | ~$9,301,876 | ~$9,301,876 | ~2.0465% | ~$190,361 | +623.9% |
| 2026 | ~$1,960,535 | ~$1,960,535 | ~1.9977% | ~$39,165 | +52.6% |
| 2027 | ~$2,991,204 | ~$2,991,204 | ~1.9488% | ~$58,294 | +132.8% |
| 2028 | ~$4,563,704 | ~$4,563,704 | ~1.9000% | ~$86,711 | +255.2% |
| 2029 | ~$6,962,880 | ~$6,962,880 | ~1.8512% | ~$128,896 | +441.9% |
| 2030 | ~$10,623,322 | ~$10,623,322 | ~1.8024% | ~$191,472 | +726.7% |
In 2025, this property's market value of $1,285,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 15× 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 | $1,285,000 | $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 | $250,000 | $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.