6401 S U S HY 183 TX 78744
| Owner | CTX HWY 183 INDUSTRIAL LP |
|---|---|
| Parcel ID | 0331210621 |
| Short ID | 297440 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 832,144 SF |
| Acres | 19.103 |
| Year Built | — |
| Legal | ABS 24 DELVALLE S ACR 19.943 |
| Neighborhood | 1SE3 |
| Land | $2,496,432 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,496,432 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,496,432 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,496,432 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,496,432 |
| Taxable Value | $2,496,432 |
|---|
Appreciation: Market value has risen +187.4% from $868,717 (2021) to $2,496,432 (2025), a CAGR of 30.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 $43,592. 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 ($2,496,432 land vs $0 improvements), about $3/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 $2,496,432, 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 +30.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,340,530 by 2030, with an estimated annual tax burden around $136,269. 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 200% 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% | $23,688.64 | $23,688.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,382.71 | $9,382.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,946.36 | $2,946.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,581.31 | $2,581.31 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $2,496.43 | $2,496.43 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $2,496.43 | $2,496.43 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $43,591.88 | $43,591.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,992,865 | $2,496,432 | +100.0% |
| Assessed Value | $2,995,718 | $2,496,432 | +20.0% |
| Land Value | $4,992,865 | $2,496,432 | +100.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,995,718 | $2,496,432 | +20.0% |
| HS Cap Loss | -$1,997,147 | — | |
| Total Tax 2026 = estimate |
~$52,310
Estimated
|
~$43,592
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,992,865 | $4,992,865 | +0 (+0.0%) |
| Taxable Value | $2,995,718 | $2,995,718 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,992,865 | $4,992,865 | — | −$1,997,147 | $2,995,718 | $2,995,718 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,496,432 | $2,496,432 | — | — | $2,496,432 | $2,496,432 | ~$43,592 | Partial |
| 2024 | $— | — | — | — | $2,496,432 | $— | $43,703 | Verified |
| 2023 | $— | — | — | — | $2,496,432 | $— | $42,608 | Verified |
| 2022 | $— | — | — | — | $832,144 | $— | $15,728 | Verified |
| 2021 | $868,717 | — | — | — | $868,717 | $— | $17,166 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +100.0% ! | +20.0% | 60.0% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.7500% | Verified |
| 2023 | +200.0% ! | +200.0% | ~100% | 1.7100% | Verified |
| 2022 | -4.2% | -4.2% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 1.9800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +187.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +100.0% | +143.7% | +17.2% | +187.4% | 2025 | +100.0% | 2026 |
| Assessment Ratio | 60.0% | 86.7% | — | 100.0% | 2021 | 60.0% | 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 |
$43,592 | $30,379 | ~$91,138 | $43,592 | 2025 | $17,166 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,250,350 | ~$3,250,350 | ~1.6887% | ~$54,889 | +30.2% |
| 2027 | ~$4,231,949 | ~$4,231,949 | ~1.6313% | ~$69,034 | +69.5% |
| 2028 | ~$5,509,990 | ~$5,509,990 | ~1.5738% | ~$86,717 | +120.7% |
| 2029 | ~$7,173,997 | ~$7,173,997 | ~1.5164% | ~$108,783 | +187.4% |
| 2030 | ~$9,340,530 | ~$9,340,530 | ~1.4589% | ~$136,269 | +274.2% |
| 2026 | ~$3,200,421 | ~$3,200,421 | ~1.7462% | ~$55,885 | +28.2% |
| 2027 | ~$4,102,934 | ~$4,102,934 | ~1.7462% | ~$71,644 | +64.4% |
| 2028 | ~$5,259,953 | ~$5,259,953 | ~1.7462% | ~$91,848 | +110.7% |
| 2029 | ~$6,743,250 | ~$6,743,250 | ~1.7462% | ~$117,748 | +170.1% |
| 2030 | ~$8,644,834 | ~$8,644,834 | ~1.7462% | ~$150,953 | +246.3% |
| 2026 | ~$3,300,278 | ~$3,300,278 | ~1.6600% | ~$54,784 | +32.2% |
| 2027 | ~$4,362,962 | ~$4,362,962 | ~1.5738% | ~$68,665 | +74.8% |
| 2028 | ~$5,767,827 | ~$5,767,827 | ~1.4876% | ~$85,804 | +131.0% |
| 2029 | ~$7,625,057 | ~$7,625,057 | ~1.4015% | ~$106,861 | +205.4% |
| 2030 | ~$10,080,311 | ~$10,080,311 | ~1.3153% | ~$132,584 | +303.8% |
In 2025, this property's market value of $2,496,432 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 29× 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 | $2,496,432 | $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 | $868,717 | $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.