2715 CITATION DR TX 78617
| Owner | PANT BISWAS & ARJUN KARKI |
|---|---|
| Parcel ID | 0314750319 |
| Short ID | 292050 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 401,623 SF |
| Acres | 9.220 |
| Year Built | — |
| Legal | LOT 77 RIVER TIMBER |
| Neighborhood | G0530 |
| Land | $414,900 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $414,900 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $414,900 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $414,900 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $414,900 |
| Taxable Value | $414,900 |
|---|
Appreciation: Market value has risen +163.2% from $157,662 (2021) to $414,900 (2025), a CAGR of 27.4% 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 lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.7462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $7,245. Del Valle ISD is the largest single contributor, at 54.3% 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 ($414,900 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 $414,900, 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 +27.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,390,638 by 2030, with an estimated annual tax burden around $20,288. 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 111% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $3,936.99 | $3,936.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,559.38 | $1,559.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $489.68 | $489.68 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $429.01 | $429.01 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $414.90 | $414.90 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $414.90 | $414.90 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $7,244.86 | $7,244.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $621,198 | $414,900 | +49.7% |
| Assessed Value | $497,880 | $414,900 | +20.0% |
| Land Value | $621,198 | $414,900 | +49.7% |
| Improvement Value | — | — | — |
| Taxable Value | $497,880 | $414,900 | +20.0% |
| HS Cap Loss | -$123,318 | — | |
| Total Tax 2026 = estimate |
~$8,694
Estimated
|
~$7,245
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $621,198 | $621,198 | +0 (+0.0%) |
| Taxable Value | $497,880 | $497,880 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $621,198 | $621,198 | — | −$123,318 | $497,880 | $497,880 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $414,900 | $414,900 | — | — | $414,900 | $414,900 | ~$7,245 | Partial |
| 2024 | $— | — | — | — | $414,900 | $— | $7,263 | Verified |
| 2023 | $— | — | — | — | $414,900 | $— | $7,081 | Verified |
| 2022 | $— | — | — | — | $197,078 | $— | $3,725 | Verified |
| 2021 | $157,662 | — | — | — | $197,078 ! | $— | $3,894 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +49.7% | +20.0% | 80.2% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.7500% | Verified |
| 2023 | +110.5% ! | +110.5% | ~100% | 1.7100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 2.4700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +110.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +49.7% | +106.4% | +18.9% | +163.2% | 2025 | +49.7% | 2026 |
| Assessment Ratio | 80.1% | 101.7% | — | 125.0% | 2021 | 80.1% | 2026 |
| Effective Tax Rate (2025) | 1.7500% | 1.7500% | — | 1.7500% | 2025 | 1.7500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,245 | $5,570 | ~$14,048 | $7,245 | 2025 | $3,894 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$528,442 | ~$528,442 | ~1.6887% | ~$8,924 | +27.4% |
| 2027 | ~$673,057 | ~$673,057 | ~1.6313% | ~$10,979 | +62.2% |
| 2028 | ~$857,247 | ~$857,247 | ~1.5738% | ~$13,491 | +106.6% |
| 2029 | ~$1,091,842 | ~$1,091,842 | ~1.5164% | ~$16,556 | +163.2% |
| 2030 | ~$1,390,638 | ~$1,390,638 | ~1.4589% | ~$20,288 | +235.2% |
| 2026 | ~$520,144 | ~$520,144 | ~1.7462% | ~$9,083 | +25.4% |
| 2027 | ~$652,085 | ~$652,085 | ~1.7462% | ~$11,386 | +57.2% |
| 2028 | ~$817,494 | ~$817,494 | ~1.7462% | ~$14,275 | +97.0% |
| 2029 | ~$1,024,861 | ~$1,024,861 | ~1.7462% | ~$17,896 | +147.0% |
| 2030 | ~$1,284,829 | ~$1,284,829 | ~1.7462% | ~$22,435 | +209.7% |
| 2026 | ~$536,740 | ~$536,740 | ~1.6600% | ~$8,910 | +29.4% |
| 2027 | ~$694,360 | ~$694,360 | ~1.5738% | ~$10,928 | +67.4% |
| 2028 | ~$898,267 | ~$898,267 | ~1.4876% | ~$13,363 | +116.5% |
| 2029 | ~$1,162,054 | ~$1,162,054 | ~1.4015% | ~$16,286 | +180.1% |
| 2030 | ~$1,503,305 | ~$1,503,305 | ~1.3153% | ~$19,773 | +262.3% |
In 2025, this property's market value of $414,900 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $414,900 | $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 | $157,662 | $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.