360 F M RD 1626 TX
| Owner | BARRON ROBERTO C & MARIA GUADALUPE BARRIGA |
|---|---|
| Parcel ID | 0440190905 |
| Short ID | 350452 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 30,056 SF |
| Acres | 0.690 |
| Year Built | — |
| Legal | .69AC OF LOT 1 SAN LEANNA ESTATES |
| Neighborhood | I0810 |
| Land | $460,226 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $460,226 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $460,226 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $460,226 |
| Value Limitation Adjustment (−) (homestead cap) | −$196,226 |
| Net Appraised (assessed) | $264,000 |
| Taxable Value | $264,000 |
|---|
Appreciation: Market value has risen +318.4% from $110,000 (2021) to $460,226 (2025), a CAGR of 43.0% 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 6 taxing entities is 1.8723% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,943. Austin ISD is the largest single contributor, at 49.4% of the total 2025 levy.
Assessment Gap: Assessed value ($264,000) is $196,226 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 ($460,226 land vs $0 improvements), about $15/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 $460,226, 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 +43.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,753,875 by 2030, with an estimated annual tax burden around $47,663. 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 109% 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% | $2,442.53 | $2,442.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $992.23 | $992.23 | Paid |
| VSL Village of San Leanna | 0.2498% | 0.2498% | 0.2498% | 0.2498% | 0.2498% | +0.0000% | $659.47 | $659.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $311.58 | $311.58 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $272.98 | $272.98 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $264.00 | $264.00 | Paid |
| Combined Rate | 1.9855% | 1.8620% | 1.7132% | 1.8540% | 1.8723% | +0.0183% | $4,942.79 | $4,942.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $460,226 | $460,226 | +0.0% |
| Assessed Value | $316,800 | $264,000 | +20.0% |
| Land Value | $460,226 | $460,226 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $316,800 | $264,000 | +20.0% |
| HS Cap Loss | -$143,426 | — | |
| Total Tax 2026 = estimate |
~$5,931
Estimated
|
~$4,943
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $460,226 | $460,226 | +0 (+0.0%) |
| Taxable Value | $316,800 | $316,800 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $460,226 | $460,226 | — | −$143,426 | $316,800 | $316,800 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $460,226 | $460,226 | — | −$196,226 | $264,000 | $264,000 | ~$4,943 | Partial |
| 2024 | $— | — | — | — | $220,000 | $— | $4,079 | Verified |
| 2023 | $— | — | — | — | $220,000 | $— | $3,769 | Verified |
| 2022 | $— | — | — | — | $165,000 | $— | $3,072 | Verified |
| 2021 | $110,000 | — | — | — | $110,000 | $— | $2,184 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 68.8% | Not available | Partial |
| 2025 | +109.2% ! | +20.0% | 57.4% | 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% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +318.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +159.2% | +43.0% | +318.4% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 68.8% | 75.4% | — | 100.0% | 2021 | 57.4% | 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 |
$4,943 | $3,563 | ~$26,965 | $4,943 | 2025 | $2,184 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$658,212 | ~$658,212 | ~1.8440% | ~$12,137 | +43.0% |
| 2027 | ~$941,370 | ~$941,370 | ~1.8157% | ~$17,092 | +104.5% |
| 2028 | ~$1,346,341 | ~$1,346,341 | ~1.7874% | ~$24,064 | +192.5% |
| 2029 | ~$1,925,527 | ~$1,925,527 | ~1.7591% | ~$33,871 | +318.4% |
| 2030 | ~$2,753,875 | ~$2,753,875 | ~1.7308% | ~$47,663 | +498.4% |
| 2026 | ~$649,007 | ~$649,007 | ~1.8723% | ~$12,151 | +41.0% |
| 2027 | ~$915,226 | ~$915,226 | ~1.8723% | ~$17,135 | +98.9% |
| 2028 | ~$1,290,645 | ~$1,290,645 | ~1.8723% | ~$24,164 | +180.4% |
| 2029 | ~$1,820,058 | ~$1,820,058 | ~1.8723% | ~$34,076 | +295.5% |
| 2030 | ~$2,566,633 | ~$2,566,633 | ~1.8723% | ~$48,054 | +457.7% |
| 2026 | ~$667,416 | ~$667,416 | ~1.8298% | ~$12,212 | +45.0% |
| 2027 | ~$967,883 | ~$967,883 | ~1.7874% | ~$17,300 | +110.3% |
| 2028 | ~$1,403,617 | ~$1,403,617 | ~1.7449% | ~$24,492 | +205.0% |
| 2029 | ~$2,035,515 | ~$2,035,515 | ~1.7025% | ~$34,654 | +342.3% |
| 2030 | ~$2,951,889 | ~$2,951,889 | ~1.6600% | ~$49,001 | +541.4% |
In 2025, this property's market value of $460,226 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 | $460,226 | $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 | $110,000 | $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.