CHEROKEE ST TX 78753
| Owner | NILLES THOMAS M & |
|---|---|
| Parcel ID | 0250200524 |
| Short ID | 920495 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 57,761 SF |
| Acres | 1.326 |
| Year Built | — |
| Legal | ABS 70 SUR 59 BROOKE J C ABS 352 SUR 78 HARRELSON J C ACR 1.3260 |
| Neighborhood | W3000 |
| Land | $420,753 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $420,753 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $300,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $300,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$72,000 |
| Net Appraised (assessed) | $228,000 |
| Taxable Value | $228,000 |
|---|
Appreciation: Market value has risen +130.8% from $130,000 (2021) to $300,000 (2025), a CAGR of 23.3% 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 $4,666. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($228,000) is $72,000 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 140% of market value ($420,753 land vs $0 improvements), about $7/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 $300,000, 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 +23.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $853,284 by 2030, with an estimated annual tax burden around $16,074. 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 120% 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% | $2,109.46 | $2,109.46 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,194.76 | $1,194.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $856.93 | $856.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $269.09 | $269.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $235.75 | $235.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $4,665.99 | $4,665.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $210,377 | $300,000 | -29.9% |
| Assessed Value | $210,377 | $228,000 | -7.7% |
| Land Value | $210,377 | $420,753 | -50.0% |
| Improvement Value | — | — | — |
| Taxable Value | $210,377 | $228,000 | -7.7% |
| Total Tax 2026 = estimate |
~$4,305
Estimated
|
~$4,666
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $210,377 | $210,377 | +0 (+0.0%) |
| Taxable Value | $210,377 | $210,377 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $210,377 | $210,377 | — | — | $210,377 | $210,377 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $300,000 | $420,753 | — | −$72,000 | $228,000 | $228,000 | ~$4,666 | Partial |
| 2024 | $— | — | — | — | $350,625 | $— | $3,765 | Verified |
| 2023 | $— | — | — | — | $350,625 | $— | $3,438 | Verified |
| 2022 | $— | — | — | — | $190,000 | $— | $3,752 | Verified |
| 2021 | $130,000 | — | — | — | $148,647 ! | $— | $3,236 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -29.9% | -7.7% | ~100% | Not available | Partial |
| 2025 | -14.4% | +0.0% | 76.0% | Not available | Partial |
| 2024 | +0.0% | -35.0% | 65.0% | 1.0700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.9800% | Verified |
| 2022 | +120.0% ! | +120.0% | ~100% | 1.0700% | Verified |
| 2021 | base year | — | ~100% | 2.4900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +88.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -29.9% | +50.5% | +33.8% | +130.8% | 2025 | -29.9% | 2026 |
| Assessment Ratio | 100.0% | 96.8% | — | 114.3% | 2021 | 76.0% | 2025 |
| Effective Tax Rate (2025) | 1.5600% | 1.5600% | — | 1.5600% | 2025 | 1.5600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,666 | $3,951 | ~$11,353 | $4,666 | 2025 | $3,236 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$369,756 | ~$369,756 | ~2.0139% | ~$7,447 | +23.3% |
| 2027 | ~$455,733 | ~$455,733 | ~1.9814% | ~$9,030 | +51.9% |
| 2028 | ~$561,700 | ~$561,700 | ~1.9488% | ~$10,947 | +87.2% |
| 2029 | ~$692,308 | ~$692,308 | ~1.9163% | ~$13,267 | +130.8% |
| 2030 | ~$853,284 | ~$853,284 | ~1.8837% | ~$16,074 | +184.4% |
| 2026 | ~$363,756 | ~$363,756 | ~2.0465% | ~$7,444 | +21.3% |
| 2027 | ~$441,062 | ~$441,062 | ~2.0465% | ~$9,026 | +47.0% |
| 2028 | ~$534,798 | ~$534,798 | ~2.0465% | ~$10,945 | +78.3% |
| 2029 | ~$648,454 | ~$648,454 | ~2.0465% | ~$13,271 | +116.2% |
| 2030 | ~$786,264 | ~$786,264 | ~2.0465% | ~$16,091 | +162.1% |
| 2026 | ~$375,756 | ~$375,756 | ~1.9977% | ~$7,506 | +25.3% |
| 2027 | ~$470,643 | ~$470,643 | ~1.9488% | ~$9,172 | +56.9% |
| 2028 | ~$589,490 | ~$589,490 | ~1.9000% | ~$11,200 | +96.5% |
| 2029 | ~$738,349 | ~$738,349 | ~1.8512% | ~$13,668 | +146.1% |
| 2030 | ~$924,798 | ~$924,798 | ~1.8024% | ~$16,668 | +208.3% |
In 2025, this property's market value of $300,000 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 | $300,000 | $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 | $130,000 | $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.