HUDSON ST TX 78721
| Owner | 6009 HUDSON HOLDINGS LLC |
|---|---|
| Parcel ID | 0207220340 |
| Short ID | 889005 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 129,373 SF |
| Acres | 2.970 |
| Year Built | — |
| Legal | LOT 1 BLK A AVIARY THE |
| Neighborhood | 1EA1 |
| Land | $1,940,598 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,940,598 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,940,598 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,940,598 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,009,111 |
| Net Appraised (assessed) | $931,487 |
| Taxable Value | $931,487 |
|---|
Appreciation: Market value has risen +546.9% from $300,000 (2021) to $1,940,598 (2025), a CAGR of 59.5% 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 outpaced 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 $19,063. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($931,487) is $1,009,111 below market value, suggesting potential for an upward assessment in future years.
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 ($1,940,598 land vs $0 improvements), about $15/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 $1,940,598, 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 +59.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $20,019,512 by 2030, with an estimated annual tax burden around $377,116. 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 200% 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% | $8,618.12 | $8,618.12 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,881.15 | $4,881.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,500.95 | $3,500.95 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,099.37 | $1,099.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $963.16 | $963.16 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,062.75 | $19,062.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,940,598 | $1,940,598 | +0.0% |
| Assessed Value | $1,117,784 | $931,487 | +20.0% |
| Land Value | $1,940,598 | $1,940,598 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,117,784 | $931,487 | +20.0% |
| HS Cap Loss | -$822,814 | — | |
| Total Tax 2026 = estimate |
~$22,875
Estimated
|
~$19,063
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,940,598 | $1,940,598 | +0 (+0.0%) |
| Taxable Value | $1,117,784 | $1,117,784 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,940,598 | $1,940,598 | — | −$822,814 | $1,117,784 | $1,117,784 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,940,598 | $1,940,598 | — | −$1,009,111 | $931,487 | $931,487 | ~$19,063 | Partial |
| 2024 | $— | — | — | — | $1,940,598 | $— | $15,384 | Verified |
| 2023 | $— | — | — | — | $646,866 | $— | $11,703 | Verified |
| 2022 | $— | — | — | — | $646,866 | $— | $12,775 | Verified |
| 2021 | $300,000 | — | — | — | $646,866 ! | $— | $14,080 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 57.6% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 48.0% | Not available | Partial |
| 2024 | +200.0% ! | +20.0% | 40.0% | 0.7900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 4.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +200.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +273.4% | +59.5% | +546.9% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 57.6% | 107.1% | — | 215.6% | 2021 | 48.0% | 2025 |
| Effective Tax Rate (2025) | 0.9800% | 0.9800% | — | 0.9800% | 2025 | 0.9800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,063 | $16,571 | ~$186,238 | $19,063 | 2025 | $14,080 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,094,847 | ~$3,094,847 | ~2.0139% | ~$62,328 | +59.5% |
| 2027 | ~$4,935,632 | ~$4,935,632 | ~1.9814% | ~$97,794 | +154.3% |
| 2028 | ~$7,871,297 | ~$7,871,297 | ~1.9488% | ~$153,399 | +305.6% |
| 2029 | ~$12,553,069 | ~$12,553,069 | ~1.9163% | ~$240,553 | +546.9% |
| 2030 | ~$20,019,512 | ~$20,019,512 | ~1.8837% | ~$377,116 | +931.6% |
| 2026 | ~$3,056,035 | ~$3,056,035 | ~2.0465% | ~$62,541 | +57.5% |
| 2027 | ~$4,812,614 | ~$4,812,614 | ~2.0465% | ~$98,489 | +148.0% |
| 2028 | ~$7,578,858 | ~$7,578,858 | ~2.0465% | ~$155,100 | +290.5% |
| 2029 | ~$11,935,112 | ~$11,935,112 | ~2.0465% | ~$244,250 | +515.0% |
| 2030 | ~$18,795,298 | ~$18,795,298 | ~2.0465% | ~$384,643 | +868.5% |
| 2026 | ~$3,133,659 | ~$3,133,659 | ~1.9977% | ~$62,600 | +61.5% |
| 2027 | ~$5,060,202 | ~$5,060,202 | ~1.9488% | ~$98,615 | +160.8% |
| 2028 | ~$8,171,165 | ~$8,171,165 | ~1.9000% | ~$155,254 | +321.1% |
| 2029 | ~$13,194,717 | ~$13,194,717 | ~1.8512% | ~$244,260 | +579.9% |
| 2030 | ~$21,306,701 | ~$21,306,701 | ~1.8024% | ~$384,026 | +997.9% |
In 2025, this property's market value of $1,940,598 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 23× 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 | $1,940,598 | $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 | $300,000 | $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.