3505 PENNSYLVANIA AVE TX 78721
| Owner | CLEARY MICHEL P & SHARAREH SHERI ASHOURI-CLEARY |
|---|---|
| Parcel ID | 0209160410 |
| Short ID | 199022 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 11,151 SF |
| Acres | 0.256 |
| Year Built | — |
| Legal | W39.27'AV OF N99.82'AV OF E 116.8' AV OF LOT 21 OLT 17 DIV B HUSTON SAM HEIGHTS |
| Neighborhood | E4000 |
| Land | $284,848 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $284,848 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $284,848 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $284,848 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $284,848 |
| Taxable Value | $284,848 |
|---|
Appreciation: Market value has risen +103.5% from $140,000 (2021) to $284,848 (2025), a CAGR of 19.4% 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 $5,829. 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 ($284,848 land vs $0 improvements), about $26/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 $284,848, this parcel sits in the upper-middle (50th–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 +19.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $692,181 by 2030, with an estimated annual tax burden around $13,039. 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% | $2,635.41 | $2,635.41 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,492.65 | $1,492.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,070.59 | $1,070.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $336.19 | $336.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $294.53 | $294.53 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $5,829.37 | $5,829.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $227,878 | $284,848 | -20.0% |
| Assessed Value | $227,878 | $284,848 | -20.0% |
| Land Value | $227,878 | $284,848 | -20.0% |
| Improvement Value | — | — | — |
| Taxable Value | $227,878 | $284,848 | -20.0% |
| Total Tax 2026 = estimate |
~$4,663
Estimated
|
~$5,829
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $227,878 | $227,878 | +0 (+0.0%) |
| Taxable Value | $227,878 | $227,878 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $227,878 | $227,878 | — | — | $227,878 | $227,878 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $284,848 | $284,848 | — | — | $284,848 | $284,848 | ~$5,829 | Partial |
| 2024 | $— | — | — | — | $275,000 | $— | $5,450 | Verified |
| 2023 | $— | — | — | — | $240,000 | $— | $4,342 | Verified |
| 2022 | $— | — | — | — | $212,400 | $— | $4,195 | Verified |
| 2021 | $140,000 | — | — | — | $140,000 | $— | $3,047 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -20.0% | -20.0% | ~100% | Not available | Partial |
| 2025 | +3.6% | +3.6% | ~100% | Not available | Partial |
| 2024 | +14.6% | +14.6% | ~100% | 1.9800% | Verified |
| 2023 | +13.0% | +13.0% | ~100% | 1.8100% | Verified |
| 2022 | +51.7% | +51.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +103.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -20.0% | +41.8% | +25.4% | +103.5% | 2025 | -20.0% | 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
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,829 | $4,438 | ~$9,701 | $5,829 | 2025 | $3,047 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$340,200 | ~$340,200 | ~2.0139% | ~$6,851 | +19.4% |
| 2027 | ~$406,308 | ~$406,308 | ~1.9814% | ~$8,051 | +42.6% |
| 2028 | ~$485,263 | ~$485,263 | ~1.9488% | ~$9,457 | +70.4% |
| 2029 | ~$579,560 | ~$579,560 | ~1.9163% | ~$11,106 | +103.5% |
| 2030 | ~$692,181 | ~$692,181 | ~1.8837% | ~$13,039 | +143.0% |
| 2026 | ~$334,503 | ~$334,503 | ~2.0465% | ~$6,846 | +17.4% |
| 2027 | ~$392,814 | ~$392,814 | ~2.0465% | ~$8,039 | +37.9% |
| 2028 | ~$461,290 | ~$461,290 | ~2.0465% | ~$9,440 | +61.9% |
| 2029 | ~$541,703 | ~$541,703 | ~2.0465% | ~$11,086 | +90.2% |
| 2030 | ~$636,134 | ~$636,134 | ~2.0465% | ~$13,018 | +123.3% |
| 2026 | ~$345,897 | ~$345,897 | ~1.9977% | ~$6,910 | +21.4% |
| 2027 | ~$420,030 | ~$420,030 | ~1.9488% | ~$8,186 | +47.5% |
| 2028 | ~$510,052 | ~$510,052 | ~1.9000% | ~$9,691 | +79.1% |
| 2029 | ~$619,367 | ~$619,367 | ~1.8512% | ~$11,466 | +117.4% |
| 2030 | ~$752,111 | ~$752,111 | ~1.8024% | ~$13,556 | +164.0% |
In 2025, this property's market value of $284,848 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× 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 | $284,848 | $24,862 | $85,028 | $363,420 | ↑ Above median | +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 | $140,000 | $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.