16804 JACOBSON RD TX 78617
| Owner | GUERRERO HECTOR |
|---|---|
| Parcel ID | 0347520101 |
| Short ID | 483950 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,249,736 SF |
| Acres | 28.690 |
| Year Built | — |
| Legal | LOT 63 BLK A JACOBSON ESTATES (.5738AC IN TRAVIS CO) |
| Neighborhood | _RGN415 |
| Land | $1,046,291 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,046,291 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,046,291 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,046,291 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,025,365 |
| Net Appraised (assessed) | $20,926 |
| Taxable Value | $20,926 |
|---|
Appreciation: Market value has risen +23892.0% from $4,361 (2021) to $1,046,291 (2025), a CAGR of 293.6% 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 outpaced 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 $365. Del Valle ISD is the largest single contributor, at 54.3% of the total 2025 levy.
Assessment Gap: Assessed value ($20,926) is $1,025,365 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 100% of market value ($1,046,291 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 $1,046,291, 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 +293.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $987,951,200 by 2030, with an estimated annual tax burden around $14,413,262. 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 117% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $198.57 | $198.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $78.65 | $78.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $24.70 | $24.70 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $21.64 | $21.64 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $20.93 | $20.93 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $20.93 | $20.93 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $365.42 | $365.42 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,090,220 | $1,046,291 | +4.2% |
| Assessed Value | $21,804 | $20,926 | +4.2% |
| Land Value | $1,090,220 | $1,046,291 | +4.2% |
| Improvement Value | — | — | — |
| Taxable Value | $21,804 | $20,926 | +4.2% |
| HS Cap Loss | -$1,068,416 | — | |
| Total Tax 2026 = estimate |
~$381
Estimated
|
~$365
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,090,220 | $1,090,220 | +0 (+0.0%) |
| Taxable Value | $21,804 | $21,804 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,090,220 | $1,090,220 | — | −$1,068,416 | $21,804 | $21,804 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,046,291 | $1,046,291 | — | −$1,025,365 | $20,926 | $20,926 | ~$365 | Partial |
| 2024 | $— | — | — | — | $20,926 | $— | $355 | Verified |
| 2023 | $— | — | — | — | $16,882 | $— | $288 | Verified |
| 2022 | $— | — | — | — | $16,882 | $— | $319 | Verified |
| 2021 | $4,361 | — | — | — | $7,773 ! | $— | $154 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.2% | +4.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +5064.6% | ~100% | Not available | Partial |
| 2024 | +24.0% | +20.0% | 1.9% | 0.0300% | Verified |
| 2023 | +0.0% | +0.0% | 2.0% | 0.0300% | Verified |
| 2022 | +117.2% ! | -95.7% | 2.0% | 0.0400% | Verified |
| 2021 | base year | — | ~100% | 3.5200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +169.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.2% | +11948.1% | +290.4% | +23892.0% | 2025 | +4.2% | 2026 |
| Assessment Ratio | 2.0% | 60.7% | — | 178.2% | 2021 | 2.0% | 2025 |
| Effective Tax Rate (2025) | 0.0300% | 0.0300% | — | 0.0300% | 2025 | 0.0300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$365 | $260 | ~$3,911,488 | $365 | 2025 | $154 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,117,836 | ~$4,117,836 | ~1.6887% | ~$69,539 | +293.6% |
| 2027 | ~$16,206,368 | ~$16,206,368 | ~1.6313% | ~$264,368 | +1448.9% |
| 2028 | ~$63,782,611 | ~$63,782,611 | ~1.5738% | ~$1,003,817 | +5996.1% |
| 2029 | ~$251,026,108 | ~$251,026,108 | ~1.5164% | ~$3,806,452 | +23892.0% |
| 2030 | ~$987,951,200 | ~$987,951,200 | ~1.4589% | ~$14,413,262 | +94324.1% |
| 2026 | ~$4,096,911 | ~$4,096,911 | ~1.7462% | ~$71,539 | +291.6% |
| 2027 | ~$16,042,073 | ~$16,042,073 | ~1.7462% | ~$280,122 | +1433.2% |
| 2028 | ~$62,815,162 | ~$62,815,162 | ~1.7462% | ~$1,096,858 | +5903.6% |
| 2029 | ~$245,962,263 | ~$245,962,263 | ~1.7462% | ~$4,294,914 | +23408.0% |
| 2030 | ~$963,102,427 | ~$963,102,427 | ~1.7462% | ~$16,817,386 | +91949.2% |
| 2026 | ~$4,138,762 | ~$4,138,762 | ~1.6600% | ~$68,703 | +295.6% |
| 2027 | ~$16,371,500 | ~$16,371,500 | ~1.5738% | ~$257,656 | +1464.7% |
| 2028 | ~$64,759,943 | ~$64,759,943 | ~1.4876% | ~$963,389 | +6089.5% |
| 2029 | ~$256,167,744 | ~$256,167,744 | ~1.4015% | ~$3,590,067 | +24383.4% |
| 2030 | ~$1,013,310,242 | ~$1,013,310,242 | ~1.3153% | ~$13,327,790 | +96747.8% |
In 2025, this property's market value of $1,046,291 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× 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 | $1,046,291 | $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 | $4,361 | $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.