802 RIVERCLIFF DR TX 78669
| Owner | HILDE TODD & PAMELA |
|---|---|
| Parcel ID | 0560090119 |
| Short ID | 534699 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 266,587 SF |
| Acres | 6.120 |
| Year Built | — |
| Legal | LOT 2 RIVERCLIFF SEC 2 PHS A |
| Neighborhood | Q11WF |
| Land | $1,462,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,462,500 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,462,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,462,500 |
| Value Limitation Adjustment (−) (homestead cap) | −$706,673 |
| Net Appraised (assessed) | $755,827 |
| Taxable Value | $755,827 |
|---|
Appreciation: Market value has risen +178.6% from $524,880 (2021) to $1,462,500 (2025), a CAGR of 29.2% 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 4 taxing entities is 0.6644% in 2025 (+0.0540% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,022. Travis County is the largest single contributor, at 56.6% of the total 2025 levy.
Assessment Gap: Assessed value ($755,827) is $706,673 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 ($1,462,500 land vs $0 improvements), about $5/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 $1,462,500, 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 +29.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,264,907 by 2030, with an estimated annual tax burden around $35,651. 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 179% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,840.74 | $2,840.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $892.05 | $892.05 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $703.03 | $703.03 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $585.77 | $585.77 | Paid |
| Combined Rate | 0.6542% | 0.5699% | 0.5593% | 0.6104% | 0.6644% | +0.0540% | $5,021.59 | $5,021.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,462,500 | $1,462,500 | +0.0% |
| Assessed Value | $906,992 | $755,827 | +20.0% |
| Land Value | $1,462,500 | $1,462,500 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $906,992 | $755,827 | +20.0% |
| HS Cap Loss | -$555,508 | — | |
| Total Tax 2026 = estimate |
~$6,026
Estimated
|
~$5,022
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,462,500 | $1,462,500 | +0 (+0.0%) |
| Taxable Value | $906,992 | $906,992 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,462,500 | $1,462,500 | — | −$555,508 | $906,992 | $906,992 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,462,500 | $1,462,500 | — | −$706,673 | $755,827 | $755,827 | ~$5,022 | Partial |
| 2024 | $— | — | — | — | $1,462,500 | $— | $3,845 | Verified |
| 2023 | $— | — | — | — | $524,880 | $— | $2,936 | Verified |
| 2022 | $— | — | — | — | $524,880 | $— | $2,991 | Verified |
| 2021 | $524,880 | — | — | −$80 | $524,800 | $— | $3,433 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 62.0% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 51.7% | Not available | Partial |
| 2024 | +178.6% ! | +20.0% | 43.1% | 0.2600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.5600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 0.5700% | Verified |
| 2021 | base year | — | ~100% | 0.6500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +178.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +89.3% | +29.2% | +178.6% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 62.0% | 71.2% | — | 100.0% | 2021 | 51.7% | 2025 |
| Effective Tax Rate (2025) | 0.3400% | 0.3400% | — | 0.3400% | 2025 | 0.3400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,022 | $4,227 | ~$22,657 | $5,022 | 2025 | $3,433 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,889,535 | ~$1,889,535 | ~0.6669% | ~$12,602 | +29.2% |
| 2027 | ~$2,441,259 | ~$2,441,259 | ~0.6695% | ~$16,344 | +66.9% |
| 2028 | ~$3,154,080 | ~$3,154,080 | ~0.6720% | ~$21,197 | +115.7% |
| 2029 | ~$4,075,039 | ~$4,075,039 | ~0.6746% | ~$27,490 | +178.6% |
| 2030 | ~$5,264,907 | ~$5,264,907 | ~0.6771% | ~$35,651 | +260.0% |
| 2026 | ~$1,860,285 | ~$1,860,285 | ~0.6644% | ~$12,359 | +27.2% |
| 2027 | ~$2,366,262 | ~$2,366,262 | ~0.6644% | ~$15,721 | +61.8% |
| 2028 | ~$3,009,861 | ~$3,009,861 | ~0.6644% | ~$19,997 | +105.8% |
| 2029 | ~$3,828,511 | ~$3,828,511 | ~0.6644% | ~$25,436 | +161.8% |
| 2030 | ~$4,869,825 | ~$4,869,825 | ~0.6644% | ~$32,354 | +233.0% |
| 2026 | ~$1,918,785 | ~$1,918,785 | ~0.6682% | ~$12,822 | +31.2% |
| 2027 | ~$2,517,425 | ~$2,517,425 | ~0.6720% | ~$16,918 | +72.1% |
| 2028 | ~$3,302,835 | ~$3,302,835 | ~0.6759% | ~$22,323 | +125.8% |
| 2029 | ~$4,333,285 | ~$4,333,285 | ~0.6797% | ~$29,453 | +196.3% |
| 2030 | ~$5,685,224 | ~$5,685,224 | ~0.6835% | ~$38,859 | +288.7% |
In 2025, this property's market value of $1,462,500 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 17× 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 | $1,462,500 | $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 | $524,880 | $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.