3614 ABBATE CIR TX 78721
| Owner | 3614 ABBATE CIRCLE LLC |
|---|---|
| Parcel ID | 0207170403 |
| Short ID | 196177 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,743 SF |
| Land SF | 9,760 SF |
| Acres | 0.224 |
| Year Built | 2023 |
| Legal | LOT 6 OLT 60 DIV A ABBATE SUBD |
| Neighborhood | E4000 |
| Land | $280,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $280,500 |
| Improvement | $506,888 |
|---|---|
| Total Improvement | $506,888 |
| Market | $787,388 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $787,388 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $787,388 |
| Taxable Value | $787,388 |
|---|
Appreciation: Market value has risen +309.0% from $192,500 (2021) to $787,388 (2025), a CAGR of 42.2% 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,114. 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 36% of market value ($280,500 land vs $506,888 improvements), about $29/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $787,388, 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 +42.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,580,220 by 2030, with an estimated annual tax burden around $86,280. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,743 SF | ✗ |
| 1ST | 1st Floor | 2,379 SF | ✓ |
| 2ND | 2nd Floor | 1,364 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 401 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 220 SF | ✓ |
| 061 | CARPORT ATT 1ST | 200 SF | ✗ |
| 581 | STORAGE ATT | 30 SF | ✓ |
| 252 | BEDROOMS | 6 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 250 | HALF BATHROOM | 2 SF | ✓ |
Market value changed by 123% in 2024, 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% | $7,284.91 | $7,284.91 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,126.05 | $4,126.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,959.36 | $2,959.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $929.30 | $929.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $814.16 | $814.16 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,113.78 | $16,113.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,110,000 | $787,388 | +41.0% |
| Assessed Value | $1,110,000 | $787,388 | +41.0% |
| Land Value | $224,400 | $280,500 | -20.0% |
| Improvement Value | $885,600 | $506,888 | +74.7% |
| Taxable Value | $1,110,000 | $787,388 | +41.0% |
| Total Tax 2026 = estimate |
~$22,716
Estimated
|
~$16,114
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,484,064 | $1,110,000 | -374,064 (-25.2%) |
| Taxable Value | $1,484,064 | $1,110,000 | -374,064 (-25.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,110,000 | $224,400 | $885,600 | — | $1,110,000 | $1,110,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $787,388 | $280,500 | $506,888 | — | $787,388 | $787,388 | ~$16,114 | Partial |
| 2024 | $— | — | — | — | $275,000 | $— | $14,589 | Verified |
| 2023 | $— | — | — | — | $330,000 | $— | $5,971 | Verified |
| 2022 | $— | — | — | — | $330,000 | $— | $6,517 | Verified |
| 2021 | $192,500 | — | — | −$17,500 | $175,000 | $— | $3,809 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +88.5% ! | +88.5% | ~100% | Not available | Partial |
| 2025 | +7.0% | +7.0% | ~100% | Not available | Partial |
| 2024 | +123.1% ! | +123.1% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +71.4% | +71.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +309.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +41.0% | +175.0% | +33.9% | +309.0% | 2025 | +41.0% | 2026 |
| Assessment Ratio | 100.0% | 97.0% | — | 100.0% | 2025 | 90.9% | 2021 |
| 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 |
$16,114 | $9,961 | ~$49,247 | $16,114 | 2025 | $3,809 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,119,769 | ~$1,119,769 | ~2.0139% | ~$22,551 | +42.2% |
| 2027 | ~$1,592,457 | ~$1,592,457 | ~1.9814% | ~$31,553 | +102.2% |
| 2028 | ~$2,264,683 | ~$2,264,683 | ~1.9488% | ~$44,135 | +187.6% |
| 2029 | ~$3,220,675 | ~$3,220,675 | ~1.9163% | ~$61,718 | +309.0% |
| 2030 | ~$4,580,220 | ~$4,580,220 | ~1.8837% | ~$86,280 | +481.7% |
| 2026 | ~$1,104,021 | ~$1,104,021 | ~2.0465% | ~$22,594 | +40.2% |
| 2027 | ~$1,547,982 | ~$1,547,982 | ~2.0465% | ~$31,679 | +96.6% |
| 2028 | ~$2,170,473 | ~$2,170,473 | ~2.0465% | ~$44,418 | +175.7% |
| 2029 | ~$3,043,286 | ~$3,043,286 | ~2.0465% | ~$62,280 | +286.5% |
| 2030 | ~$4,267,085 | ~$4,267,085 | ~2.0465% | ~$87,325 | +441.9% |
| 2026 | ~$1,135,516 | ~$1,135,516 | ~1.9977% | ~$22,684 | +44.2% |
| 2027 | ~$1,637,563 | ~$1,637,563 | ~1.9488% | ~$31,913 | +108.0% |
| 2028 | ~$2,361,580 | ~$2,361,580 | ~1.9000% | ~$44,870 | +199.9% |
| 2029 | ~$3,405,707 | ~$3,405,707 | ~1.8512% | ~$63,046 | +332.5% |
| 2030 | ~$4,911,475 | ~$4,911,475 | ~1.8024% | ~$88,523 | +523.8% |
In 2025, this property's market value of $787,388 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $787,388 | $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 | $192,500 | $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.