4617 MIRADOR DR TX 78735
| Owner | SARASWATI HOLDINGS LP |
|---|---|
| Parcel ID | 0103360207 |
| Short ID | 494879 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 239,362 SF |
| Acres | 5.495 |
| Year Built | — |
| Legal | LOT 8 BLK A BARTON CREEK SEC M |
| Neighborhood | N6060 |
| Land | $667,745 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $667,745 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $667,745 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $667,745 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $667,745 |
| Taxable Value | $667,745 |
|---|
Appreciation: Market value has fallen -4.6% from $700,000 (2021) to $667,745 (2025), a CAGR of -1.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.0705% in 2025 (+0.0433% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $13,825. Austin ISD is the largest single contributor, at 44.7% 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 100% of market value ($667,745 land vs $0 improvements), about $3/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 $667,745, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, 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 -0.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $636,976 by 2031, with an estimated annual tax burden around $11,355. 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% | $6,177.98 | $6,177.98 | Paid |
| U4D Travis County MUD # 08 | 0.6000% | 0.5335% | 0.4855% | 0.4700% | 0.4890% | +0.0190% | $3,265.27 | $3,265.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,509.69 | $2,509.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $788.09 | $788.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $690.45 | $690.45 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $393.97 | $393.97 | Paid |
| Combined Rate | 2.3007% | 2.0907% | 1.8889% | 2.0272% | 2.0705% | +0.0433% | $13,825.45 | $13,825.45 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $6,177.98 | 44.7% |
| U4D Travis County MUD # 08 | 0.4890% | $3,265.27 | 23.6% |
| TCO Travis County | 0.3758% | $2,509.69 | 18.2% |
| THD Travis Central Health | 0.1180% | $788.09 | 5.7% |
| ACT Austin Community College | 0.1034% | $690.45 | 5.0% |
| E03 Travis County ESD # 03 | 0.0590% | $393.97 | 2.8% |
| Total | 2.0705% | $13,825.45 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $667,745 | $667,745 | +0.0% |
| Assessed Value | $667,745 | $667,745 | +0.0% |
| Land Value | $667,745 | $667,745 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $667,745 | $667,745 | +0.0% |
| Total Tax 2026 = estimate |
~$13,825
Estimated
|
~$13,825
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $667,745 | $667,745 | — | — | $667,745 | $667,745 | Not yet — post-cert | Preliminary |
| 2025 | $667,745 | $667,745 | — | — | $667,745 | $667,745 | ~$13,825 | Partial |
| 2024 | $600,000 | $600,000 | — | — | $600,000 | $600,000 | $12,163 | Verified |
| 2023 | $700,000 | $700,000 | — | — | $700,000 | $700,000 | $13,223 | Verified |
| 2022 | $700,000 | $700,000 | — | — | $700,000 | $700,000 | $14,635 | Verified |
| 2021 | $700,000 | $700,000 | — | — | $700,000 | $700,000 | $16,105 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +11.3% | +11.3% | ~100% | Not available | Partial |
| 2024 | -14.3% | -14.3% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.6% | -0.9% | +11.3% | 2025 | -14.3% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,825 | $13,990 | ~$12,327 | $16,105 | 2021 | $12,163 | 2024 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$661,475 | ~$661,475 | ~2.0129% | ~$13,315 | -0.9% |
| 2028 | ~$655,263 | ~$655,263 | ~1.9554% | ~$12,813 | -1.9% |
| 2029 | ~$649,110 | ~$649,110 | ~1.8978% | ~$12,319 | -2.8% |
| 2030 | ~$643,014 | ~$643,014 | ~1.8403% | ~$11,833 | -3.7% |
| 2031 | ~$636,976 | ~$636,976 | ~1.7827% | ~$11,355 | -4.6% |
| 2027 | ~$648,120 | ~$648,120 | ~2.0705% | ~$13,419 | -2.9% |
| 2028 | ~$629,071 | ~$629,071 | ~2.0705% | ~$13,025 | -5.8% |
| 2029 | ~$610,583 | ~$610,583 | ~2.0705% | ~$12,642 | -8.6% |
| 2030 | ~$592,637 | ~$592,637 | ~2.0705% | ~$12,270 | -11.2% |
| 2031 | ~$575,219 | ~$575,219 | ~2.0705% | ~$11,910 | -13.9% |
| 2027 | ~$674,829 | ~$674,829 | ~1.9841% | ~$13,390 | +1.1% |
| 2028 | ~$681,989 | ~$681,989 | ~1.8978% | ~$12,943 | +2.1% |
| 2029 | ~$689,225 | ~$689,225 | ~1.8115% | ~$12,485 | +3.2% |
| 2030 | ~$696,537 | ~$696,537 | ~1.7252% | ~$12,016 | +4.3% |
| 2031 | ~$703,927 | ~$703,927 | ~1.6388% | ~$11,536 | +5.4% |
In 2025, this property's market value of $667,745 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 8× the county median of $84,423. 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 | $667,745 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $600,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $700,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $700,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $700,000 | $8,000 | $22,000 | $81,900 | ↑ Top 25% | base yr |
| 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 | 2021–2024 | 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 | 2021, 2022, 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 | — |