909 E 12 ST TX 78702
| Owner | ATTAL DEBORAH |
|---|---|
| Parcel ID | 0208060515 |
| Short ID | 197108 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 10,400 SF |
| Acres | 0.239 |
| Year Built | — |
| Legal | N104FT OF LOT 18 OLT 55 DIV B ROBERTSON GEO L SUBD |
| Neighborhood | 1EC2 |
| Land | $1,560,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,560,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,040,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,040,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,040,000 |
| Taxable Value | $1,040,000 |
|---|
Appreciation: Market value has risen +232.8% from $312,500 (2021) to $1,040,000 (2025), a CAGR of 35.1% 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 $21,283. 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 150% of market value ($1,560,000 land vs $0 improvements), about $150/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 $1,040,000, 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 +35.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,674,794 by 2030, with an estimated annual tax burden around $88,061. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $9,622.08 | $9,622.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,449.78 | $5,449.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,908.79 | $3,908.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,227.44 | $1,227.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,075.36 | $1,075.36 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,283.45 | $21,283.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,040,000 | $1,040,000 | +0.0% |
| Assessed Value | $1,040,000 | $1,040,000 | +0.0% |
| Land Value | $1,560,000 | $1,560,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,040,000 | $1,040,000 | +0.0% |
| Total Tax 2026 = estimate |
~$21,283
Estimated
|
~$21,283
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,560,000 | $1,040,000 | -520,000 (-33.3%) |
| Taxable Value | $1,248,000 | $1,040,000 | -208,000 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,040,000 | $1,560,000 | — | — | $1,040,000 | $1,040,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,040,000 | $1,560,000 | — | — | $1,040,000 | $1,040,000 | ~$21,283 | Partial |
| 2024 | $— | — | — | — | $1,560,000 | $— | $22,260 | Verified |
| 2023 | $— | — | — | — | $1,560,000 | $— | $16,935 | Verified |
| 2022 | $— | — | — | — | $850,000 | $— | $16,787 | Verified |
| 2021 | $312,500 | — | — | — | $790,400 ! | $— | $17,204 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +50.0% | +20.0% | 80.0% | Not available | Partial |
| 2025 | -33.3% | -7.4% | ~100% | Not available | Partial |
| 2024 | +0.0% | -28.0% | 72.0% | 1.4300% | Verified |
| 2023 | +42.9% | +42.9% | ~100% | 1.0900% | Verified |
| 2022 | +10.5% | +10.5% | ~100% | 1.5400% | Verified |
| 2021 | base year | — | ~100% | 5.5100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +116.4% | +35.1% | +232.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 151.0% | — | 252.9% | 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 |
$21,283 | $19,244 | ~$54,041 | $21,283 | 2025 | $17,204 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,404,686 | ~$1,404,686 | ~2.0139% | ~$28,289 | +35.1% |
| 2027 | ~$1,897,252 | ~$1,897,252 | ~1.9814% | ~$37,592 | +82.4% |
| 2028 | ~$2,562,541 | ~$2,562,541 | ~1.9488% | ~$49,940 | +146.4% |
| 2029 | ~$3,461,120 | ~$3,461,120 | ~1.9163% | ~$66,325 | +232.8% |
| 2030 | ~$4,674,794 | ~$4,674,794 | ~1.8837% | ~$88,061 | +349.5% |
| 2026 | ~$1,383,886 | ~$1,383,886 | ~2.0465% | ~$28,321 | +33.1% |
| 2027 | ~$1,841,480 | ~$1,841,480 | ~2.0465% | ~$37,686 | +77.1% |
| 2028 | ~$2,450,383 | ~$2,450,383 | ~2.0465% | ~$50,147 | +135.6% |
| 2029 | ~$3,260,625 | ~$3,260,625 | ~2.0465% | ~$66,728 | +213.5% |
| 2030 | ~$4,338,782 | ~$4,338,782 | ~2.0465% | ~$88,793 | +317.2% |
| 2026 | ~$1,425,486 | ~$1,425,486 | ~1.9977% | ~$28,476 | +37.1% |
| 2027 | ~$1,953,855 | ~$1,953,855 | ~1.9488% | ~$38,077 | +87.9% |
| 2028 | ~$2,678,070 | ~$2,678,070 | ~1.9000% | ~$50,884 | +157.5% |
| 2029 | ~$3,670,722 | ~$3,670,722 | ~1.8512% | ~$67,952 | +253.0% |
| 2030 | ~$5,031,309 | ~$5,031,309 | ~1.8024% | ~$90,683 | +383.8% |
In 2025, this property's market value of $1,040,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× 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 | $1,040,000 | $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 | $312,500 | $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.