12108 N LAMAR BLVD TX
| Owner | HERNANDEZ ERNESTO SANTOS |
|---|---|
| Parcel ID | 0254200106 |
| Short ID | 261084 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 12,312 SF |
| Acres | 0.283 |
| Year Built | — |
| Legal | S100FT OF N300FT OF LOT 1 STARK FRANK SUBD |
| Neighborhood | 1NO2 |
| Land | $277,020 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $277,020 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $277,020 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $277,020 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $277,020 |
| Taxable Value | $277,020 |
|---|
| Total Due | $16,562.33 |
|---|---|
| First Delinquent | 2023 |
Appreciation: Market value has risen +341.2% from $62,791 (2021) to $277,020 (2025), a CAGR of 44.9% 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 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,173. Pflugerville ISD is the largest single contributor, at 49.7% 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 ($277,020 land vs $0 improvements), about $22/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 $277,020, 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 +44.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,771,244 by 2030, with an estimated annual tax burden around $33,383. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $16,562.33 in unpaid taxes since 2023. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +129 |
| Travis County | 0.3444% | 0.3758% | +87 |
| Travis Central Health | 0.1080% | 0.1180% | +28 |
| Austin Community College | 0.1013% | 0.1034% | +6 |
| Pflugerville ISD | 1.1069% | 1.1069% | +0 |
Market value changed by 341% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $3,066.33 | $— | $3,066.33 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,451.63 | $— | $1,451.63 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,041.17 | $— | $1,041.17 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $326.95 | $— | $326.95 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $286.44 | $— | $286.44 |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $6,172.52 | $0.00 | $6,172.52 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $277,020 | $277,020 | +0.0% |
| Assessed Value | $277,020 | $277,020 | +0.0% |
| Land Value | $277,020 | $277,020 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $277,020 | $277,020 | +0.0% |
| Total Tax 2026 = estimate |
~$6,173
Estimated
|
$6,173 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $277,020 | $277,020 | +0 (+0.0%) |
| Taxable Value | $277,020 | $277,020 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $277,020 | $277,020 | — | — | $277,020 | $277,020 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $277,020 | $277,020 | — | — | $277,020 | $277,020 | $6,173 | Verified |
| 2024 | $— | — | — | — | $277,020 | $— | $5,923 | Verified |
| 2023 | $— | — | — | — | $62,791 | $— | $1,293 | Verified |
| 2022 | $— | — | — | — | $62,791 | $— | $1,408 | Verified |
| 2021 | $62,791 | — | — | — | $62,791 | $— | $1,572 | 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% | 2.2300% | Verified |
| 2024 | +341.2% ! | +341.2% | ~100% | 2.1400% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.5000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +341.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +170.6% | +44.9% | +341.2% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
| Tax Amount | $6,173 | $3,872 | ~$19,029 | $6,173 | 2025 | $1,572 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$401,481 | ~$401,481 | ~2.1595% | ~$8,670 | +44.9% |
| 2027 | ~$581,859 | ~$581,859 | ~2.0908% | ~$12,165 | +110.0% |
| 2028 | ~$843,279 | ~$843,279 | ~2.0221% | ~$17,052 | +204.4% |
| 2029 | ~$1,222,151 | ~$1,222,151 | ~1.9534% | ~$23,873 | +341.2% |
| 2030 | ~$1,771,244 | ~$1,771,244 | ~1.8847% | ~$33,383 | +539.4% |
| 2026 | ~$395,940 | ~$395,940 | ~2.2282% | ~$8,822 | +42.9% |
| 2027 | ~$565,911 | ~$565,911 | ~2.2282% | ~$12,610 | +104.3% |
| 2028 | ~$808,847 | ~$808,847 | ~2.2282% | ~$18,023 | +192.0% |
| 2029 | ~$1,156,072 | ~$1,156,072 | ~2.2282% | ~$25,759 | +317.3% |
| 2030 | ~$1,652,355 | ~$1,652,355 | ~2.2282% | ~$36,818 | +496.5% |
| 2026 | ~$407,021 | ~$407,021 | ~2.1251% | ~$8,650 | +46.9% |
| 2027 | ~$598,029 | ~$598,029 | ~2.0221% | ~$12,093 | +115.9% |
| 2028 | ~$878,675 | ~$878,675 | ~1.9190% | ~$16,862 | +217.2% |
| 2029 | ~$1,291,023 | ~$1,291,023 | ~1.8160% | ~$23,445 | +366.0% |
| 2030 | ~$1,896,879 | ~$1,896,879 | ~1.7129% | ~$32,493 | +584.7% |
In 2025, this property's market value of $277,020 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× 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 | $277,020 | $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 | $62,791 | $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.