5606 1/2 JOE SAYERS AVE TX 78756
| Owner | FORSYTHE JOHN & LUCILA GALLARDO |
|---|---|
| Parcel ID | 0228060609 |
| Short ID | 228774 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 10,725 SF |
| Acres | 0.246 |
| Year Built | — |
| Legal | 0.2462AC OF LOT 17 BLK 9 BROADACRES |
| Neighborhood | Y2000 |
| Land | $317,719 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $317,719 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $317,719 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $317,719 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $317,719 |
| Taxable Value | $317,719 |
|---|
Appreciation: Market value has risen +22.6% from $259,200 (2021) to $317,719 (2025), a CAGR of 5.2% over 4 years. This represents moderate, steady growth. 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 $6,502. 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 ($317,719 land vs $0 improvements), about $30/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 $317,719, 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 +5.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $409,783 by 2030, with an estimated annual tax burden around $7,719. 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 88% 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% | $2,313.00 | $2,313.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,310.04 | $1,310.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $939.61 | $939.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $295.06 | $295.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $258.50 | $258.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $5,116.21 | $5,116.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $296,538 | $317,719 | -6.7% |
| Assessed Value | $296,538 | $317,719 | -6.7% |
| Land Value | $296,538 | $317,719 | -6.7% |
| Improvement Value | — | — | — |
| Taxable Value | $296,538 | $317,719 | -6.7% |
| Total Tax 2026 = estimate |
~$6,069
Estimated
|
~$5,116
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $296,538 | $296,538 | +0 (+0.0%) |
| Taxable Value | $296,538 | $296,538 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $296,538 | $296,538 | — | — | $296,538 | $296,538 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $317,719 | $317,719 | — | — | $317,719 | $317,719 | ~$5,116 | Partial |
| 2024 | $— | — | — | — | $432,000 | $— | $8,561 | Verified |
| 2023 | $— | — | — | — | $432,000 | $— | $7,816 | Verified |
| 2022 | $— | — | — | — | $540,000 | $— | $10,665 | Verified |
| 2021 | $259,200 | — | — | — | $288,000 ! | $— | $6,269 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.7% | -6.7% | ~100% | Not available | Partial |
| 2025 | -26.5% | -26.5% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | -20.0% | -20.0% | ~100% | 1.8100% | Verified |
| 2022 | +87.5% ! | +87.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.7% | +8.0% | +6.7% | +22.6% | 2025 | -6.7% | 2026 |
| Assessment Ratio | 100.0% | 103.7% | — | 111.1% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.6100% | 1.6100% | — | 1.6100% | 2025 | 1.6100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,116 | $5,693 | ~$7,220 | $6,269 | 2021 | $5,116 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$334,307 | ~$334,307 | ~2.0139% | ~$6,733 | +5.2% |
| 2027 | ~$351,761 | ~$351,761 | ~1.9814% | ~$6,970 | +10.7% |
| 2028 | ~$370,126 | ~$370,126 | ~1.9488% | ~$7,213 | +16.5% |
| 2029 | ~$389,450 | ~$389,450 | ~1.9163% | ~$7,463 | +22.6% |
| 2030 | ~$409,783 | ~$409,783 | ~1.8837% | ~$7,719 | +29.0% |
| 2026 | ~$327,952 | ~$327,952 | ~2.0465% | ~$6,711 | +3.2% |
| 2027 | ~$338,515 | ~$338,515 | ~2.0465% | ~$6,928 | +6.5% |
| 2028 | ~$349,419 | ~$349,419 | ~2.0465% | ~$7,151 | +10.0% |
| 2029 | ~$360,673 | ~$360,673 | ~2.0465% | ~$7,381 | +13.5% |
| 2030 | ~$372,290 | ~$372,290 | ~2.0465% | ~$7,619 | +17.2% |
| 2026 | ~$340,661 | ~$340,661 | ~1.9977% | ~$6,805 | +7.2% |
| 2027 | ~$365,260 | ~$365,260 | ~1.9488% | ~$7,118 | +15.0% |
| 2028 | ~$391,635 | ~$391,635 | ~1.9000% | ~$7,441 | +23.3% |
| 2029 | ~$419,915 | ~$419,915 | ~1.8512% | ~$7,773 | +32.2% |
| 2030 | ~$450,236 | ~$450,236 | ~1.8024% | ~$8,115 | +41.7% |
In 2025, this property's market value of $317,719 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $317,719 | $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 | $259,200 | $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.