722 RIVER OAKS DR TX
| Owner | PRATT CARLIE & GEORGIOS KAPOURNIOTIS |
|---|---|
| Parcel ID | 0438190758 |
| Short ID | 349632 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 13,068 SF |
| Acres | 0.300 |
| Year Built | — |
| Legal | LOT 117-G SAN LEANNA ESTATES |
| Neighborhood | I0810 |
| Land | $420,809 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $420,809 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $420,809 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $420,809 |
| Value Limitation Adjustment (−) (homestead cap) | −$180,809 |
| Net Appraised (assessed) | $240,000 |
| Taxable Value | $240,000 |
|---|
Appreciation: Market value has risen +835.1% from $45,000 (2021) to $420,809 (2025), a CAGR of 74.9% 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 1.8723% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,493. Austin ISD is the largest single contributor, at 49.4% of the total 2025 levy.
Assessment Gap: Assessed value ($240,000) is $180,809 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 ($420,809 land vs $0 improvements), about $32/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 $420,809, 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 +74.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,881,382 by 2030, with an estimated annual tax burden around $119,100. 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 110% in 2025, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $2,220.48 | $2,220.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $902.03 | $902.03 | Paid |
| VSL Village of San Leanna | 0.2498% | 0.2498% | 0.2498% | 0.2498% | 0.2498% | +0.0000% | $599.52 | $599.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $283.26 | $283.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $248.16 | $248.16 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $240.00 | $240.00 | Paid |
| Combined Rate | 1.9855% | 1.8620% | 1.7132% | 1.8540% | 1.8723% | +0.0183% | $4,493.45 | $4,493.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $420,809 | $420,809 | +0.0% |
| Assessed Value | $288,000 | $240,000 | +20.0% |
| Land Value | $420,809 | $420,809 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $288,000 | $240,000 | +20.0% |
| HS Cap Loss | -$132,809 | — | |
| Total Tax 2026 = estimate |
~$5,392
Estimated
|
~$4,493
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $420,809 | $420,809 | +0 (+0.0%) |
| Taxable Value | $288,000 | $288,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $420,809 | $420,809 | — | −$132,809 | $288,000 | $288,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $420,809 | $420,809 | — | −$180,809 | $240,000 | $240,000 | ~$4,493 | Partial |
| 2024 | $— | — | — | — | $200,000 | $— | $3,708 | Verified |
| 2023 | $— | — | — | — | $200,000 | $— | $3,426 | Verified |
| 2022 | $— | — | — | — | $150,000 | $— | $2,793 | Verified |
| 2021 | $45,000 | — | — | — | $100,000 ! | $— | $1,985 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 68.4% | Not available | Partial |
| 2025 | +110.4% ! | +20.0% | 57.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.8500% | Verified |
| 2023 | +33.3% | +33.3% | ~100% | 1.7100% | Verified |
| 2022 | +50.0% | +50.0% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 4.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +320.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +417.6% | +74.9% | +835.1% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 68.4% | 115.9% | — | 222.2% | 2021 | 57.0% | 2025 |
| Effective Tax Rate (2025) | 1.0700% | 1.0700% | — | 1.0700% | 2025 | 1.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,493 | $3,239 | ~$53,095 | $4,493 | 2025 | $1,985 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$735,873 | ~$735,873 | ~1.8440% | ~$13,569 | +74.9% |
| 2027 | ~$1,286,830 | ~$1,286,830 | ~1.8157% | ~$23,364 | +205.8% |
| 2028 | ~$2,250,295 | ~$2,250,295 | ~1.7874% | ~$40,221 | +434.8% |
| 2029 | ~$3,935,116 | ~$3,935,116 | ~1.7591% | ~$69,221 | +835.1% |
| 2030 | ~$6,881,382 | ~$6,881,382 | ~1.7308% | ~$119,100 | +1535.3% |
| 2026 | ~$727,457 | ~$727,457 | ~1.8723% | ~$13,620 | +72.9% |
| 2027 | ~$1,257,564 | ~$1,257,564 | ~1.8723% | ~$23,545 | +198.8% |
| 2028 | ~$2,173,965 | ~$2,173,965 | ~1.8723% | ~$40,702 | +416.6% |
| 2029 | ~$3,758,157 | ~$3,758,157 | ~1.8723% | ~$70,363 | +793.1% |
| 2030 | ~$6,496,769 | ~$6,496,769 | ~1.8723% | ~$121,637 | +1443.9% |
| 2026 | ~$744,290 | ~$744,290 | ~1.8298% | ~$13,619 | +76.9% |
| 2027 | ~$1,316,434 | ~$1,316,434 | ~1.7874% | ~$23,529 | +212.8% |
| 2028 | ~$2,328,391 | ~$2,328,391 | ~1.7449% | ~$40,628 | +453.3% |
| 2029 | ~$4,118,251 | ~$4,118,251 | ~1.7025% | ~$70,111 | +878.7% |
| 2030 | ~$7,283,998 | ~$7,283,998 | ~1.6600% | ~$120,914 | +1631.0% |
In 2025, this property's market value of $420,809 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 | $420,809 | $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 | $45,000 | $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.