ONION CREEK DR TX 78652
| Owner | DAVIS MICHAEL HEATH II |
|---|---|
| Parcel ID | 0449210522 |
| Short ID | 776112 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 35,461 SF |
| Acres | 0.814 |
| Year Built | — |
| Legal | LOT 26 BLK 14 ONION CREEK MEADOWS |
| Neighborhood | I1110 |
| Land | $304,551 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $304,551 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $304,551 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $304,551 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,151 |
| Net Appraised (assessed) | $302,400 |
| Taxable Value | $302,400 |
|---|
Appreciation: Market value has risen +164.8% from $115,000 (2021) to $304,551 (2025), a CAGR of 27.6% 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 1.6225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,906. Austin ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Assessment Gap: Assessed value ($302,400) is $2,151 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 ($304,551 land vs $0 improvements), about $9/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 $304,551, 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 +27.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,028,875 by 2030, with an estimated annual tax burden around $15,237. 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 100% in 2022, 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% | $2,797.80 | $2,797.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,136.56 | $1,136.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $356.90 | $356.90 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $312.68 | $312.68 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $302.40 | $302.40 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $4,906.34 | $4,906.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $304,551 | $304,551 | +0.0% |
| Assessed Value | $304,551 | $302,400 | +0.7% |
| Land Value | $304,551 | $304,551 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $304,551 | $302,400 | +0.7% |
| Total Tax 2026 = estimate |
~$4,941
Estimated
|
~$4,906
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $304,551 | $304,551 | +0 (+0.0%) |
| Taxable Value | $304,551 | $304,551 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $304,551 | $304,551 | — | — | $304,551 | $304,551 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $304,551 | $304,551 | — | −$2,151 | $302,400 | $302,400 | ~$4,906 | Partial |
| 2024 | $— | — | — | — | $252,000 | $— | $4,043 | Verified |
| 2023 | $— | — | — | — | $241,500 | $— | $3,534 | Verified |
| 2022 | $— | — | — | — | $175,000 | $— | $2,821 | Verified |
| 2021 | $115,000 | — | — | — | $115,000 | $— | $1,996 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.7% | ~100% | Not available | Partial |
| 2025 | +20.9% | +20.0% | 99.3% | Not available | Partial |
| 2024 | +4.3% | +4.3% | ~100% | 1.6000% | Verified |
| 2023 | +5.0% | +5.0% | ~100% | 1.4600% | Verified |
| 2022 | +100.0% ! | +100.0% | ~100% | 1.2300% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +164.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +82.4% | +27.6% | +164.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 99.8% | — | 100.0% | 2021 | 99.3% | 2025 |
| 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 |
$4,906 | $3,451 | ~$10,217 | $4,906 | 2025 | $1,996 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$388,509 | ~$388,509 | ~1.5942% | ~$6,193 | +27.6% |
| 2027 | ~$495,611 | ~$495,611 | ~1.5659% | ~$7,761 | +62.7% |
| 2028 | ~$632,240 | ~$632,240 | ~1.5376% | ~$9,721 | +107.6% |
| 2029 | ~$806,533 | ~$806,533 | ~1.5093% | ~$12,173 | +164.8% |
| 2030 | ~$1,028,875 | ~$1,028,875 | ~1.4810% | ~$15,237 | +237.8% |
| 2026 | ~$382,418 | ~$382,418 | ~1.6225% | ~$6,205 | +25.6% |
| 2027 | ~$480,193 | ~$480,193 | ~1.6225% | ~$7,791 | +57.7% |
| 2028 | ~$602,967 | ~$602,967 | ~1.6225% | ~$9,783 | +98.0% |
| 2029 | ~$757,131 | ~$757,131 | ~1.6225% | ~$12,284 | +148.6% |
| 2030 | ~$950,712 | ~$950,712 | ~1.6225% | ~$15,425 | +212.2% |
| 2026 | ~$394,600 | ~$394,600 | ~1.5800% | ~$6,235 | +29.6% |
| 2027 | ~$511,273 | ~$511,273 | ~1.5376% | ~$7,861 | +67.9% |
| 2028 | ~$662,445 | ~$662,445 | ~1.4951% | ~$9,904 | +117.5% |
| 2029 | ~$858,314 | ~$858,314 | ~1.4527% | ~$12,468 | +181.8% |
| 2030 | ~$1,112,098 | ~$1,112,098 | ~1.4102% | ~$15,683 | +265.2% |
In 2025, this property's market value of $304,551 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $304,551 | $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 | $115,000 | $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.