ED BLUESTEIN BLVD TX 78767
| Owner | TIEMANN ROBERT MILLER TRUST |
|---|---|
| Parcel ID | 0211260102 |
| Short ID | 783940 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 396,100 SF |
| Acres | 9.093 |
| Year Built | — |
| Legal | ABS 22 SUR 29 TANNEHILL J C ACR .1216 |
| Neighborhood | 1EA1 |
| Land | $7,525,896 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,525,896 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $5,347,340 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,347,340 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,347,340 |
| Taxable Value | $5,347,340 |
|---|
Appreciation: Market value has risen +26465.4% from $20,129 (2021) to $5,347,340 (2025), a CAGR of 303.7% 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 $109,433. 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 141% of market value ($7,525,896 land vs $0 improvements), about $19/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 $5,347,340, 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 +303.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,734,985,145 by 2030, with an estimated annual tax burden around $108,032,353. 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 150% in 2022, 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% | $49,473.59 | $49,473.59 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $28,020.97 | $28,020.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $20,097.71 | $20,097.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6,311.09 | $6,311.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5,529.15 | $5,529.15 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $109,432.51 | $109,432.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,500,000 | $5,347,340 | +2.9% |
| Assessed Value | $5,500,000 | $5,347,340 | +2.9% |
| Land Value | $5,644,422 | $7,525,896 | -25.0% |
| Improvement Value | — | — | — |
| Taxable Value | $5,500,000 | $5,347,340 | +2.9% |
| Total Tax 2026 = estimate |
~$112,557
Estimated
|
~$109,433
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,500,000 | $5,500,000 | +0 (+0.0%) |
| Taxable Value | $5,500,000 | $5,500,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,500,000 | $5,644,422 | — | — | $5,500,000 | $5,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,347,340 | $7,525,896 | — | — | $5,347,340 | $5,347,340 | ~$109,433 | Partial |
| 2024 | $— | — | — | — | $5,347,340 | $— | $105,974 | Verified |
| 2023 | $— | — | — | — | $3,764,934 | $— | $68,117 | Verified |
| 2022 | $— | — | — | — | $50,321 | $— | $994 | Verified |
| 2021 | $20,129 | — | — | — | $20,129 | $— | $438 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.9% | +2.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +42.0% | +42.0% | ~100% | 1.9800% | Verified |
| 2023 | +7381.8% ! | +7381.8% | ~100% | 1.8100% | Verified |
| 2022 | +150.0% ! | +150.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +26465.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.9% | +13234.2% | +301.5% | +26465.4% | 2025 | +2.9% | 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 |
$109,433 | $54,935 | ~$28,854,591 | $109,433 | 2025 | $438 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$21,588,213 | ~$21,588,213 | ~2.0139% | ~$434,773 | +303.7% |
| 2027 | ~$87,155,660 | ~$87,155,660 | ~1.9814% | ~$1,726,892 | +1529.9% |
| 2028 | ~$351,863,726 | ~$351,863,726 | ~1.9488% | ~$6,857,259 | +6480.2% |
| 2029 | ~$1,420,539,772 | ~$1,420,539,772 | ~1.9163% | ~$27,221,676 | +26465.4% |
| 2030 | ~$5,734,985,145 | ~$5,734,985,145 | ~1.8837% | ~$108,032,353 | +107149.3% |
| 2026 | ~$21,481,266 | ~$21,481,266 | ~2.0465% | ~$439,611 | +301.7% |
| 2027 | ~$86,294,271 | ~$86,294,271 | ~2.0465% | ~$1,765,999 | +1513.8% |
| 2028 | ~$346,660,250 | ~$346,660,250 | ~2.0465% | ~$7,094,350 | +6382.9% |
| 2029 | ~$1,392,599,158 | ~$1,392,599,158 | ~2.0465% | ~$28,499,333 | +25942.8% |
| 2030 | ~$5,594,331,668 | ~$5,594,331,668 | ~2.0465% | ~$114,487,158 | +104519.0% |
| 2026 | ~$21,695,160 | ~$21,695,160 | ~1.9977% | ~$433,396 | +305.7% |
| 2027 | ~$88,021,328 | ~$88,021,328 | ~1.9488% | ~$1,715,394 | +1546.1% |
| 2028 | ~$357,119,015 | ~$357,119,015 | ~1.9000% | ~$6,785,321 | +6578.4% |
| 2029 | ~$1,448,898,736 | ~$1,448,898,736 | ~1.8512% | ~$26,821,926 | +26995.7% |
| 2030 | ~$5,878,453,567 | ~$5,878,453,567 | ~1.8024% | ~$105,951,557 | +109832.3% |
In 2025, this property's market value of $5,347,340 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 63× 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 | $5,347,340 | $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 | $20,129 | $6,000 | $14,480 | $80,000 | ↑ Above median | 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.