8146 EXCHANGE DR TX 78754
| Owner | AUSTIN OREO LLC |
|---|---|
| Parcel ID | 0231230133 |
| Short ID | 368945 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,094,532 SF |
| Acres | 25.127 |
| Year Built | — |
| Legal | LOT 3 BLK G WALNUT CREEK BUSINESS PARK AMENDED PLAT |
| Neighborhood | 1NE1 |
| Land | $766,172 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $766,172 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $766,172 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $766,172 |
| Value Limitation Adjustment (−) (homestead cap) | −$550,172 |
| Net Appraised (assessed) | $216,000 |
| Taxable Value | $216,000 |
|---|
Appreciation: Market value has risen +1300.0% from $54,727 (2021) to $766,172 (2025), a CAGR of 93.4% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 3.1279% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,756. Manor ISD is the largest single contributor, at 45.4% of the total 2025 levy.
Assessment Gap: Assessed value ($216,000) is $550,172 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 ($766,172 land vs $0 improvements), about $1/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 $766,172, 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 +93.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $20,748,279 by 2030, with an estimated annual tax burden around $545,035. 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 96% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $2,148.96 | $2,148.96 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,131.88 | $1,131.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $811.83 | $811.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $254.93 | $254.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $223.34 | $223.34 | Paid |
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $159.87 | $159.87 | Paid |
| Combined Rate | 3.5287% | 3.3269% | 2.8953% | 3.0632% | 3.1279% | +0.0647% | $4,730.81 | $4,730.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $766,172 | $766,172 | +0.0% |
| Assessed Value | $766,172 | $216,000 | +254.7% |
| Land Value | $766,172 | $766,172 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $766,172 | $216,000 | +254.7% |
| Total Tax 2026 = estimate |
~$23,965
Estimated
|
~$4,731
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $766,172 | $766,172 | +0 (+0.0%) |
| Taxable Value | $766,172 | $766,172 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $766,172 | $766,172 | — | — | $766,172 | $766,172 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $766,172 | $766,172 | — | −$550,172 | $216,000 | $216,000 | ~$4,731 | Partial |
| 2024 | $— | — | — | — | $766,172 | $— | $3,784 | Verified |
| 2023 | $— | — | — | — | $1,915,431 | $— | $3,027 | Verified |
| 2022 | $— | — | — | — | $54,727 | $— | $1,260 | Verified |
| 2021 | $54,727 | — | — | — | $54,727 | $— | $1,337 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +254.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 28.2% | Not available | Partial |
| 2024 | -60.0% | -90.6% | 23.5% | 0.4900% | Verified |
| 2023 | +3400.0% ! | +3400.0% | ~100% | 0.1600% | Verified |
| 2022 | -96.0% ! | -96.0% | ~100% | 2.3000% | Verified |
| 2021 | base year | — | ~100% | 2.4400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -44.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +650.0% | +93.4% | +1300.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 76.1% | — | 100.0% | 2021 | 28.2% | 2025 |
| Effective Tax Rate (2025) | 0.6200% | 0.6200% | — | 0.6200% | 2025 | 0.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,731 | $3,034 | ~$224,625 | $4,731 | 2025 | $1,337 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,482,032 | ~$1,482,032 | ~3.0277% | ~$44,871 | +93.4% |
| 2027 | ~$2,866,742 | ~$2,866,742 | ~2.9275% | ~$83,924 | +274.2% |
| 2028 | ~$5,545,232 | ~$5,545,232 | ~2.8273% | ~$156,780 | +623.8% |
| 2029 | ~$10,726,324 | ~$10,726,324 | ~2.7271% | ~$292,517 | +1300.0% |
| 2030 | ~$20,748,279 | ~$20,748,279 | ~2.6269% | ~$545,035 | +2608.0% |
| 2026 | ~$1,466,708 | ~$1,466,708 | ~3.1279% | ~$45,877 | +91.4% |
| 2027 | ~$2,807,767 | ~$2,807,767 | ~3.1279% | ~$87,824 | +266.5% |
| 2028 | ~$5,375,000 | ~$5,375,000 | ~3.1279% | ~$168,124 | +601.5% |
| 2029 | ~$10,289,538 | ~$10,289,538 | ~3.1279% | ~$321,845 | +1243.0% |
| 2030 | ~$19,697,599 | ~$19,697,599 | ~3.1279% | ~$616,118 | +2470.9% |
| 2026 | ~$1,497,355 | ~$1,497,355 | ~2.9776% | ~$44,585 | +95.4% |
| 2027 | ~$2,926,330 | ~$2,926,330 | ~2.8273% | ~$82,736 | +281.9% |
| 2028 | ~$5,719,021 | ~$5,719,021 | ~2.6770% | ~$153,098 | +646.4% |
| 2029 | ~$11,176,870 | ~$11,176,870 | ~2.5267% | ~$282,405 | +1358.8% |
| 2030 | ~$21,843,322 | ~$21,843,322 | ~2.3764% | ~$519,084 | +2751.0% |
In 2025, this property's market value of $766,172 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $766,172 | $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 | $54,727 | $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.