5500 RAPHAEL CV TX 78747
| Owner | COSME MICHELLE STEPHANIE |
|---|---|
| Parcel ID | 0449070526 |
| Short ID | 946029 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,467 SF |
| Land SF | 7,152 SF |
| Acres | 0.164 |
| Year Built | 2022 |
| Legal | LOT 26 BLK F BELLA FORTUNA PHS 2 SUBD |
| Neighborhood | H1501 |
| Land | $62,242 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $62,242 |
| Improvement | $369,469 |
|---|---|
| Total Improvement | $369,469 |
| Market | $431,711 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $431,711 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $431,711 |
| Exemptions (−) (HS) | −$86,342 |
|---|---|
| Taxable Value | $345,369 |
Appreciation: Market value has fallen -8.9% from $473,888 (2024) to $431,711 (2025), a CAGR of -8.9% over 1 year. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→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 +28.8%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.7225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,949. Austin ISD is the largest single contributor, at 38.9% 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 14% of market value ($62,242 land vs $369,469 improvements), about $9/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $431,711, 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 -8.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $270,882 by 2030, with an estimated annual tax burden around $4,283. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,467 SF | ✗ |
| 1ST | 1st Floor | 1,500 SF | ✓ |
| 2ND | 2nd Floor | 967 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 389 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 201 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 2427% in 2023, 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% | $2,698.91 | $2,698.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,298.05 | $1,298.05 | Paid |
| P10A | — | — | — | — | — | — | $1,230.59 | $1,230.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $441.22 | $441.22 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $431.71 | $431.71 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $431.71 | $431.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $407.61 | $407.61 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $6,939.80 | $6,939.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $401,690 | $431,711 | -7.0% |
| Assessed Value | $401,690 | $431,711 | -7.0% |
| Land Value | $62,242 | $62,242 | +0.0% |
| Improvement Value | $339,448 | $369,469 | -8.1% |
| Taxable Value | $321,352 | $345,369 | -7.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$5,535
Estimated
|
~$6,940
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $434,588 | $401,690 | -32,898 (-7.6%) |
| Taxable Value | $347,670 | $321,352 | -26,318 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $401,690 | $62,242 | $339,448 | — | $401,690 | $321,352 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $431,711 | $62,242 | $369,469 | — | $431,711 | $345,369 | ~$6,940 | Partial |
| 2024 | $473,888 | — | — | −$413,888 | $60,000 | $— | $8,916 | Verified |
| 2023 | $— | — | — | — | $48,000 | $— | $6,466 | Verified |
| 2022 | $— | — | — | — | $15,000 | $— | $1,559 | Verified |
| 2021 | $— | — | — | — | $15,000 | $— | $1,580 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.7% | +0.7% | ~100% | Not available | Partial |
| 2025 | -19.2% | -19.2% | ~100% | Not available | Partial |
| 2024 | +41.0% | +41.0% | ~100% | 1.6700% | Verified |
| 2023 | +2427.4% ! | +2427.4% | ~100% | 1.7100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 10.3900% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2778.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.0% | -8.0% | -7.5% | -7.0% | 2026 | -8.9% | 2025 |
| Assessment Ratio | 100.0% | 70.9% | — | 100.0% | 2025 | 12.7% | 2024 |
| Effective Tax Rate (2025) | 1.6100% | 1.6100% | — | 1.6100% | 2025 | 1.6100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,940 | $7,928 | ~$5,409 | $8,916 | 2024 | $6,940 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$393,288 | ~$393,288 | ~1.6942% | ~$6,663 | -8.9% |
| 2027 | ~$358,284 | ~$358,284 | ~1.6659% | ~$5,969 | -17.0% |
| 2028 | ~$326,396 | ~$326,396 | ~1.6376% | ~$5,345 | -24.4% |
| 2029 | ~$297,346 | ~$297,346 | ~1.6093% | ~$4,785 | -31.1% |
| 2030 | ~$270,882 | ~$270,882 | ~1.5810% | ~$4,283 | -37.3% |
| 2026 | ~$410,125 | ~$410,125 | ~1.7225% | ~$7,064 | -5.0% |
| 2027 | ~$389,619 | ~$389,619 | ~1.7225% | ~$6,711 | -9.8% |
| 2028 | ~$370,138 | ~$370,138 | ~1.7225% | ~$6,376 | -14.3% |
| 2029 | ~$351,631 | ~$351,631 | ~1.7225% | ~$6,057 | -18.5% |
| 2030 | ~$334,050 | ~$334,050 | ~1.7225% | ~$5,754 | -22.6% |
| 2026 | ~$401,922 | ~$401,922 | ~1.6800% | ~$6,752 | -6.9% |
| 2027 | ~$374,189 | ~$374,189 | ~1.6376% | ~$6,128 | -13.3% |
| 2028 | ~$348,369 | ~$348,369 | ~1.5951% | ~$5,557 | -19.3% |
| 2029 | ~$324,331 | ~$324,331 | ~1.5527% | ~$5,036 | -24.9% |
| 2030 | ~$301,951 | ~$301,951 | ~1.5102% | ~$4,560 | -30.1% |
In 2025, this property's market value of $431,711 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 | $431,711 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $473,888 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | — | $6,000 | $14,480 | $80,000 | — | 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.