KRAMER LN TX 78758
| Owner | NGUYEN HESPER BAO |
|---|---|
| Parcel ID | 0246180103 |
| Short ID | 253303 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 19,800 SF |
| Acres | 0.455 |
| Year Built | — |
| Legal | LOT 9 WHITE PLAINS |
| Neighborhood | 1NO1 |
| Land | $297,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $297,000 |
| Improvement | $6,491 |
|---|---|
| Total Improvement | $6,491 |
| Market | $303,491 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $303,491 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $303,491 |
| Taxable Value | $303,491 |
|---|
Appreciation: Market value has risen +5692.9% from $5,239 (2021) to $303,491 (2025), a CAGR of 175.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 $6,211. 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 98% of market value ($297,000 land vs $6,491 improvements), about $15/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 $303,491, 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 +175.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $48,502,887 by 2030, with an estimated annual tax burden around $9,207. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 541 | FENCE COMM LF | 300 SF | ✗ |
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% | $2,807.90 | $2,807.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,590.34 | $1,590.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,140.66 | $1,140.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $358.19 | $358.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $313.81 | $313.81 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,210.90 | $6,210.90 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $303,491 | $303,491 | +0.0% |
| Assessed Value | $303,491 | $303,491 | +0.0% |
| Land Value | $297,000 | $297,000 | +0.0% |
| Improvement Value | $6,491 | $6,491 | +0.0% |
| Taxable Value | $303,491 | $303,491 | +0.0% |
| Total Tax 2026 = estimate |
~$6,211
Estimated
|
~$6,211
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $303,491 | $303,491 | +0 (+0.0%) |
| Taxable Value | $303,491 | $303,491 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $303,491 | $297,000 | $6,491 | — | $303,491 | $303,491 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $303,491 | $297,000 | $6,491 | — | $303,491 | $303,491 | ~$6,211 | Partial |
| 2024 | $303,491 | — | — | — | — | $— | $6,015 | Verified |
| 2023 | $303,491 | — | — | — | — | $— | $5,491 | Verified |
| 2022 | $244,114 | — | — | — | — | $— | $5,994 | Verified |
| 2021 | $5,239 | — | — | — | — | $— | $5,314 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +24.3% | +24.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +916.8% | +175.9% | +4559.6% | 2022 | +0.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 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 |
$6,211 | $5,805 | ~$7,919 | $6,211 | 2025 | $5,314 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$837,279 | ~$333,840 | ~2.0139% | ~$6,723 | +175.9% |
| 2027 | ~$2,309,907 | ~$367,224 | ~1.9814% | ~$7,276 | +661.1% |
| 2028 | ~$6,372,633 | ~$403,947 | ~1.9488% | ~$7,872 | +1999.8% |
| 2029 | ~$17,580,986 | ~$444,341 | ~1.9163% | ~$8,515 | +5692.9% |
| 2030 | ~$48,502,887 | ~$488,775 | ~1.8837% | ~$9,207 | +15881.7% |
| 2026 | ~$831,209 | ~$333,840 | ~2.0465% | ~$6,832 | +173.9% |
| 2027 | ~$2,276,537 | ~$367,224 | ~2.0465% | ~$7,515 | +650.1% |
| 2028 | ~$6,235,040 | ~$403,947 | ~2.0465% | ~$8,267 | +1954.4% |
| 2029 | ~$17,076,693 | ~$444,341 | ~2.0465% | ~$9,093 | +5526.8% |
| 2030 | ~$46,770,095 | ~$488,775 | ~2.0465% | ~$10,003 | +15310.7% |
| 2026 | ~$843,349 | ~$333,840 | ~1.9977% | ~$6,669 | +177.9% |
| 2027 | ~$2,343,520 | ~$367,224 | ~1.9488% | ~$7,157 | +672.2% |
| 2028 | ~$6,512,234 | ~$403,947 | ~1.9000% | ~$7,675 | +2045.8% |
| 2029 | ~$18,096,367 | ~$444,341 | ~1.8512% | ~$8,226 | +5862.7% |
| 2030 | ~$50,286,662 | ~$488,775 | ~1.8024% | ~$8,810 | +16469.4% |
In 2025, this property's market value of $303,491 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 | $303,491 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | $303,491 | $23,000 | $66,000 | $330,000 | ↑ Above median | +0.0% |
| 2023 | $303,491 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | $244,114 | $15,000 | $55,000 | $180,463 | ↑ Top 25% | +100.0% |
| 2021 | $5,239 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.