903 E 8 ST TX 78702
| Owner | TEXAS HISTORICAL COMMISSION |
|---|---|
| Parcel ID | 0206050211 |
| Short ID | 194696 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 6,808 SF |
| Acres | 0.156 |
| Year Built | — |
| Legal | LOT 7 OLT 1 DIV B ROBERTSON S & L M SOUTH PART |
| Neighborhood | 1EC2 |
| Land | $578,680 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $578,680 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $578,680 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $578,680 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $578,680 |
| Taxable Value | $578,680 |
|---|
| Total Due | $60,661.10 |
|---|---|
| First Delinquent | 2022 |
Appreciation: Market value has risen +6.2% from $544,640 (2021) to $578,680 (2025), a CAGR of 1.5% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,843. 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 100% of market value ($578,680 land vs $0 improvements), about $85/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 $578,680, 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 +1.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $624,237 by 2030, with an estimated annual tax burden around $11,759. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $60,661.10 in unpaid taxes since 2022. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +269 |
| Travis County | 0.3444% | 0.3758% | +182 |
| Austin ISD | 0.9505% | 0.9252% | -146 |
| Travis Central Health | 0.1080% | 0.1180% | +58 |
| Austin Community College | 0.1013% | 0.1034% | +12 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $5,353.95 | $— | $5,353.95 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,032.38 | $— | $3,032.38 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,174.94 | $— | $2,174.94 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $682.98 | $— | $682.98 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $598.36 | $— | $598.36 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,842.61 | $0.00 | $11,842.61 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $578,680 | $578,680 | +0.0% |
| Assessed Value | $578,680 | $578,680 | +0.0% |
| Land Value | $578,680 | $578,680 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $578,680 | $578,680 | +0.0% |
| Total Tax 2026 = estimate |
~$11,843
Estimated
|
$11,843 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $578,680 | $578,680 | +0 (+0.0%) |
| Taxable Value | $578,680 | $578,680 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $578,680 | $578,680 | — | — | $578,680 | $578,680 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $578,680 | $578,680 | — | — | $578,680 | $578,680 | $11,843 | Verified |
| 2024 | $— | — | — | — | $578,680 | $— | $11,468 | Verified |
| 2023 | $— | — | — | — | $578,680 | $— | $10,470 | Verified |
| 2022 | $— | — | — | — | $578,680 | $— | $11,428 | Verified |
| 2021 | $544,640 | — | — | — | $544,640 | $— | $11,855 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 2.0500% | Verified |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +6.2% | +6.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +3.1% | +1.5% | +6.2% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $11,843 | $11,849 | ~$11,799 | $11,855 | 2021 | $11,843 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$587,517 | ~$587,517 | ~2.0139% | ~$11,832 | +1.5% |
| 2027 | ~$596,490 | ~$596,490 | ~1.9814% | ~$11,819 | +3.1% |
| 2028 | ~$605,599 | ~$605,599 | ~1.9488% | ~$11,802 | +4.7% |
| 2029 | ~$614,847 | ~$614,847 | ~1.9163% | ~$11,782 | +6.2% |
| 2030 | ~$624,237 | ~$624,237 | ~1.8837% | ~$11,759 | +7.9% |
| 2026 | ~$575,944 | ~$575,944 | ~2.0465% | ~$11,787 | -0.5% |
| 2027 | ~$573,220 | ~$573,220 | ~2.0465% | ~$11,731 | -0.9% |
| 2028 | ~$570,510 | ~$570,510 | ~2.0465% | ~$11,675 | -1.4% |
| 2029 | ~$567,812 | ~$567,812 | ~2.0465% | ~$11,620 | -1.9% |
| 2030 | ~$565,128 | ~$565,128 | ~2.0465% | ~$11,565 | -2.3% |
| 2026 | ~$599,091 | ~$599,091 | ~1.9977% | ~$11,968 | +3.5% |
| 2027 | ~$620,222 | ~$620,222 | ~1.9488% | ~$12,087 | +7.2% |
| 2028 | ~$642,098 | ~$642,098 | ~1.9000% | ~$12,200 | +11.0% |
| 2029 | ~$664,746 | ~$664,746 | ~1.8512% | ~$12,306 | +14.9% |
| 2030 | ~$688,193 | ~$688,193 | ~1.8024% | ~$12,404 | +18.9% |
In 2025, this property's market value of $578,680 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× 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 | $578,680 | $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 | $544,640 | $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.