1906 REDD ST TX
| Owner | BET YER BOOTS LLC |
|---|---|
| Parcel ID | 0408120216 |
| Short ID | 935032 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 6,566 SF |
| Acres | 0.151 |
| Year Built | — |
| Legal | LOT 16B FORD PLACE NO 1 RESUB LOTS 15 & 16 BLK B |
| Neighborhood | J2409 |
| Land | $296,745 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $296,745 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $296,745 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $296,745 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $296,745 |
| Taxable Value | $296,745 |
|---|
| Total Due | $6,602.98 |
|---|---|
| First Delinquent | — |
| Cause # | GN21006412 |
Appreciation: Market value has risen +56.2% from $190,000 (2021) to $296,745 (2025), a CAGR of 11.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2023), 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 $6,073. Austin ISD is the largest single contributor, at 45.2% 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 ($296,745 land vs $0 improvements), about $45/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 $296,745, 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 +11.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $518,108 by 2030, with an estimated annual tax burden around $9,760. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $6,602.98 in unpaid taxes . 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% | +138 |
| Travis County | 0.3444% | 0.3758% | +93 |
| Austin ISD | 0.9505% | 0.9252% | -75 |
| Travis Central Health | 0.1080% | 0.1180% | +30 |
| Austin Community College | 0.1013% | 0.1034% | +6 |
Market value changed by 88% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $2,745.48 | $522.46 | $2,223.02 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,554.99 | $295.91 | $1,259.08 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,115.30 | $212.24 | $903.06 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $350.23 | $66.65 | $283.58 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $306.83 | $58.39 | $248.44 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,072.83 | $1,155.65 | $4,917.18 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $247,288 | $296,745 | -16.7% |
| Assessed Value | $247,288 | $296,745 | -16.7% |
| Land Value | $247,288 | $296,745 | -16.7% |
| Improvement Value | — | — | — |
| Taxable Value | $247,288 | $296,745 | -16.7% |
| Total Tax 2026 = estimate |
~$5,061
Estimated
|
$6,073 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $247,288 | $247,288 | +0 (+0.0%) |
| Taxable Value | $247,288 | $247,288 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $247,288 | $247,288 | — | — | $247,288 | $247,288 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $296,745 | $296,745 | — | — | $296,745 | $296,745 | $6,073 | Verified |
| 2024 | $356,250 | — | — | — | $356,250 | $— | $7,060 | Verified |
| 2023 | $356,252 | — | — | −$2 | $356,250 | $— | $6,445 | Verified |
| 2022 | $— | — | — | — | $356,250 | $— | $7,036 | Verified |
| 2021 | $190,000 | — | — | — | $190,000 | $— | $4,136 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -16.7% | -16.7% | ~100% | Not available | Partial |
| 2025 | -16.7% | -16.7% | ~100% | 2.0500% | Verified |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | -0.0% | -0.0% | ~100% | 1.8100% | Verified |
| 2022 | +87.5% ! | +87.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +56.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.7% | +13.5% | +16.3% | +87.5% | 2023 | -16.7% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $6,073 | $5,929 | ~$8,150 | $7,060 | 2024 | $4,136 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$331,735 | ~$331,735 | ~2.0139% | ~$6,681 | +11.8% |
| 2027 | ~$370,850 | ~$370,850 | ~1.9814% | ~$7,348 | +25.0% |
| 2028 | ~$414,578 | ~$414,578 | ~1.9488% | ~$8,079 | +39.7% |
| 2029 | ~$463,461 | ~$463,461 | ~1.9163% | ~$8,881 | +56.2% |
| 2030 | ~$518,108 | ~$518,108 | ~1.8837% | ~$9,760 | +74.6% |
| 2026 | ~$325,800 | ~$325,800 | ~2.0465% | ~$6,667 | +9.8% |
| 2027 | ~$357,699 | ~$357,699 | ~2.0465% | ~$7,320 | +20.5% |
| 2028 | ~$392,722 | ~$392,722 | ~2.0465% | ~$8,037 | +32.3% |
| 2029 | ~$431,174 | ~$431,174 | ~2.0465% | ~$8,824 | +45.3% |
| 2030 | ~$473,391 | ~$473,391 | ~2.0465% | ~$9,688 | +59.5% |
| 2026 | ~$337,670 | ~$337,670 | ~1.9977% | ~$6,746 | +13.8% |
| 2027 | ~$384,238 | ~$384,238 | ~1.9488% | ~$7,488 | +29.5% |
| 2028 | ~$437,229 | ~$437,229 | ~1.9000% | ~$8,307 | +47.3% |
| 2029 | ~$497,528 | ~$497,528 | ~1.8512% | ~$9,210 | +67.7% |
| 2030 | ~$566,143 | ~$566,143 | ~1.8024% | ~$10,204 | +90.8% |
In 2025, this property's market value of $296,745 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 | $296,745 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | $356,250 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $356,252 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $190,000 | $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.