BELLISSIMO LN 78735
| Owner | HOLDEN HILLS LP |
|---|---|
| Parcel ID | 0103300203 |
| Short ID | 974967 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 1,445,445 SF |
| Acres | 33.183 |
| Year Built | — |
| Legal | BARTON CREEK SEC K, L & O PHS 1 BLK A LOT 43 (1-d-1w) |
| Neighborhood | N6030 |
| Land | $2,431,959 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,431,959 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,431,959 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,431,959 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,428,593 |
| Net Appraised (assessed) | $3,366 |
| Taxable Value | $3,366 |
|---|
Appreciation: Market value has risen +412.0% from $475,000 (2023) to $2,431,959 (2025), a CAGR of 126.3% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Agricultural parcel countywide rose +32.7%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 7 taxing entities is 3.2444% in 2025 (+0.0103% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $109. Austin ISD is the largest single contributor, at 28.5% of the total 2025 levy.
Assessment Gap: Assessed value ($3,366) is $2,428,593 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($2,431,959 land vs $0 improvements), about $2/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 $2,431,959, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +117.2% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $234,858,923 by 2031, with an estimated annual tax burden around $7,099,443. 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.
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.
| 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% | $31.14 | $31.14 | Paid |
| U3D Travis County MUD # 07 | 0.9089% | 0.9089% | 0.9089% | 0.9089% | 0.9089% | +0.0000% | $30.59 | $30.59 | Paid |
| U5D Travis County MUD # 09 | 0.8120% | 0.7970% | 0.7825% | 0.7680% | 0.7540% | -0.0140% | $25.38 | $25.38 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12.65 | $12.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.97 | $3.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3.48 | $3.48 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $1.99 | $1.99 | Paid |
| Combined Rate | 3.4216% | 3.2631% | 3.0948% | 3.2341% | 3.2444% | +0.0103% | $109.20 | $109.20 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $31.14 | 28.5% |
| U3D Travis County MUD # 07 | 0.9089% | $30.59 | 28.0% |
| U5D Travis County MUD # 09 | 0.7540% | $25.38 | 23.2% |
| TCO Travis County | 0.3758% | $12.65 | 11.6% |
| THD Travis Central Health | 0.1180% | $3.97 | 3.6% |
| ACT Austin Community College | 0.1034% | $3.48 | 3.2% |
| E03 Travis County ESD # 03 | 0.0590% | $1.99 | 1.8% |
| Total | 3.2444% | $109.20 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,863,917 | $2,431,959 | +100.0% |
| Assessed Value | $3,519 | $3,366 | +4.5% |
| Land Value | $4,863,917 | $2,431,959 | +100.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,519 | $3,366 | +4.5% |
| HS Cap Loss | -$4,860,398 | — | |
| Total Tax 2026 = estimate |
~$114
Estimated
|
~$109
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $4,863,917 | $4,863,917 | — | −$4,860,398 | $3,519 | $3,519 | Not yet — post-cert | Preliminary |
| 2025 | $2,431,959 | $2,431,959 | — | −$2,428,593 | $3,366 | $3,366 | ~$109 | Partial |
| 2024 | $1,842,081 | $3,684,162 | — | −$1,839,074 | $3,007 | $3,007 | $15,959 | Verified |
| 2023 | $475,000 | $950,000 | — | −$471,842 | $3,158 | $3,158 | $2,098 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +100.0% ! | +4.5% | 0.1% | Not available | Partial |
| 2025 | +32.0% | +11.9% | 0.1% | Not available | Partial |
| 2024 | +287.8% ! | -4.8% | 0.2% | No billing data | Verified |
| 2023 | base year | — | 0.7% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +412.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +100.0% | +139.9% | +117.2% | +287.8% | 2024 | +32.0% | 2025 |
| Assessment Ratio | 0.1% | 0.3% | — | 0.7% | 2023 | 0.1% | 2025 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$109 | $6,055 | ~$2,605,635 | $15,959 | 2024 | $109 | 2025 |
Market value changed by 288% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$10,562,102 | ~$10,562,102 | ~3.2001% | ~$337,994 | +117.2% |
| 2028 | ~$22,935,833 | ~$22,935,833 | ~3.1558% | ~$723,800 | +371.6% |
| 2029 | ~$49,805,660 | ~$49,805,660 | ~3.1115% | ~$1,549,683 | +924.0% |
| 2030 | ~$108,154,074 | ~$108,154,074 | ~3.0672% | ~$3,317,255 | +2123.6% |
| 2031 | ~$234,858,923 | ~$234,858,923 | ~3.0229% | ~$7,099,443 | +4728.6% |
| 2027 | ~$10,464,823 | ~$10,464,823 | ~3.2444% | ~$339,517 | +115.2% |
| 2028 | ~$22,515,295 | ~$22,515,295 | ~3.2444% | ~$730,479 | +362.9% |
| 2029 | ~$48,442,146 | ~$48,442,146 | ~3.2444% | ~$1,571,641 | +895.9% |
| 2030 | ~$104,224,330 | ~$104,224,330 | ~3.2444% | ~$3,381,421 | +2042.8% |
| 2031 | ~$224,240,912 | ~$224,240,912 | ~3.2444% | ~$7,275,200 | +4510.3% |
| 2027 | ~$10,659,380 | ~$10,659,380 | ~3.1779% | ~$338,746 | +119.2% |
| 2028 | ~$23,360,263 | ~$23,360,263 | ~3.1115% | ~$726,845 | +380.3% |
| 2029 | ~$51,194,524 | ~$51,194,524 | ~3.0450% | ~$1,558,876 | +952.5% |
| 2030 | ~$112,193,911 | ~$112,193,911 | ~2.9786% | ~$3,341,753 | +2206.7% |
| 2031 | ~$245,875,396 | ~$245,875,396 | ~2.9121% | ~$7,160,131 | +4955.1% |
In 2025, this property's market value of $2,431,959 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 4× the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $2,431,959 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $1,842,081 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $475,000 | $150,007 | $423,072 | $1,000,412 | ↑ Above median | +0.0% |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2023–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |