S MO-PAC EXPRESSWAY TX 78749
| Owner | IVT SHOPS AT ARBOR TRAILS AUSTIN LLC |
|---|---|
| Parcel ID | 0412250419 |
| Short ID | 733452 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 469,030 SF |
| Acres | 10.767 |
| Year Built | — |
| Legal | LOT 6 BLK A ARBOR TRAILS SUBD AMD LTS 6,10,11& LTS 1-4 BLK B GARZA RANCH |
| Neighborhood | 41SOU |
| Land | $93,806 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $93,806 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $93,806 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $93,806 |
| Value Limitation Adjustment (−) (homestead cap) | −$12,757 |
| Net Appraised (assessed) | $81,049 |
| Taxable Value | $81,049 |
|---|
Appreciation: Market value has risen +66.7% from $56,284 (2021) to $93,806 (2025), a CAGR of 13.6% 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 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 $1,659. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($81,049) is $12,757 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 ($93,806 land vs $0 improvements), about $0/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 $93,806, 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 +13.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $177,639 by 2030, with an estimated annual tax burden around $3,346. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $749.87 | $749.87 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $424.71 | $424.71 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $304.62 | $304.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $95.66 | $95.66 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $83.80 | $83.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,658.66 | $1,658.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $93,806 | $93,806 | +0.0% |
| Assessed Value | $93,806 | $81,049 | +15.7% |
| Land Value | $93,806 | $93,806 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $93,806 | $81,049 | +15.7% |
| Total Tax 2026 = estimate |
~$1,920
Estimated
|
~$1,659
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $93,806 | $93,806 | +0 (+0.0%) |
| Taxable Value | $93,806 | $93,806 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $93,806 | $93,806 | — | — | $93,806 | $93,806 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $93,806 | $93,806 | — | −$12,757 | $81,049 | $81,049 | ~$1,659 | Partial |
| 2024 | $— | — | — | — | $93,806 | $— | $1,339 | Verified |
| 2023 | $— | — | — | — | $56,284 | $— | $1,018 | Verified |
| 2022 | $— | — | — | — | $56,284 | $— | $1,112 | Verified |
| 2021 | $56,284 | — | — | — | $56,284 | $— | $1,225 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +15.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 86.4% | Not available | Partial |
| 2024 | +66.7% | +20.0% | 72.0% | 1.4300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +66.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +33.4% | +13.6% | +66.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 95.5% | — | 100.0% | 2021 | 86.4% | 2025 |
| Effective Tax Rate (2025) | 1.7700% | 1.7700% | — | 1.7700% | 2025 | 1.7700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,659 | $1,442 | ~$2,714 | $1,659 | 2025 | $1,225 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$106,584 | ~$106,584 | ~2.0139% | ~$2,147 | +13.6% |
| 2027 | ~$121,103 | ~$121,103 | ~1.9814% | ~$2,400 | +29.1% |
| 2028 | ~$137,599 | ~$137,599 | ~1.9488% | ~$2,682 | +46.7% |
| 2029 | ~$156,342 | ~$156,342 | ~1.9163% | ~$2,996 | +66.7% |
| 2030 | ~$177,639 | ~$177,639 | ~1.8837% | ~$3,346 | +89.4% |
| 2026 | ~$104,708 | ~$104,708 | ~2.0465% | ~$2,143 | +11.6% |
| 2027 | ~$116,877 | ~$116,877 | ~2.0465% | ~$2,392 | +24.6% |
| 2028 | ~$130,460 | ~$130,460 | ~2.0465% | ~$2,670 | +39.1% |
| 2029 | ~$145,622 | ~$145,622 | ~2.0465% | ~$2,980 | +55.2% |
| 2030 | ~$162,545 | ~$162,545 | ~2.0465% | ~$3,326 | +73.3% |
| 2026 | ~$108,460 | ~$108,460 | ~1.9977% | ~$2,167 | +15.6% |
| 2027 | ~$125,403 | ~$125,403 | ~1.9488% | ~$2,444 | +33.7% |
| 2028 | ~$144,994 | ~$144,994 | ~1.9000% | ~$2,755 | +54.6% |
| 2029 | ~$167,644 | ~$167,644 | ~1.8512% | ~$3,103 | +78.7% |
| 2030 | ~$193,833 | ~$193,833 | ~1.8024% | ~$3,494 | +106.6% |
In 2025, this property's market value of $93,806 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +10% above 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 | $93,806 | $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 | $56,284 | $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.