BELLISSIMO LN 78735
| Owner | HOLDEN HILLS LP |
|---|---|
| Parcel ID | 0105340302 |
| Short ID | 974972 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 1,890,758 SF |
| Acres | 43.406 |
| Year Built | — |
| Legal | BARTON CREEK SEC K, L & O PHS 1 BLK G LOT 6 (1-d-1w) |
| Neighborhood | N6030 |
| Land | $2,943,476 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,943,476 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,943,476 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,943,476 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,939,073 |
| Net Appraised (assessed) | $4,403 |
| Taxable Value | $4,403 |
|---|
Appreciation: Market value has risen +519.7% from $475,000 (2023) to $2,943,476 (2025), a CAGR of 148.9% 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 $143. Austin ISD is the largest single contributor, at 28.5% of the total 2025 levy.
Assessment Gap: Assessed value ($4,403) is $2,939,073 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 ($2,943,476 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 $2,943,476, 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 +131.4% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $390,737,689 by 2031, with an estimated annual tax burden around $11,811,431. 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% | $40.74 | $40.74 | Paid |
| U3D Travis County MUD # 07 | 0.9089% | 0.9089% | 0.9089% | 0.9089% | 0.9089% | +0.0000% | $40.02 | $40.02 | Paid |
| U5D Travis County MUD # 09 | 0.8120% | 0.7970% | 0.7825% | 0.7680% | 0.7540% | -0.0140% | $33.20 | $33.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $16.55 | $16.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5.20 | $5.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4.55 | $4.55 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $2.60 | $2.60 | Paid |
| Combined Rate | 3.4216% | 3.2631% | 3.0948% | 3.2341% | 3.2444% | +0.0103% | $142.86 | $142.86 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $40.74 | 28.5% |
| U3D Travis County MUD # 07 | 0.9089% | $40.02 | 28.0% |
| U5D Travis County MUD # 09 | 0.7540% | $33.20 | 23.2% |
| TCO Travis County | 0.3758% | $16.55 | 11.6% |
| THD Travis Central Health | 0.1180% | $5.20 | 3.6% |
| ACT Austin Community College | 0.1034% | $4.55 | 3.2% |
| E03 Travis County ESD # 03 | 0.0590% | $2.60 | 1.8% |
| Total | 3.2444% | $142.86 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,886,952 | $2,943,476 | +100.0% |
| Assessed Value | $4,604 | $4,403 | +4.6% |
| Land Value | $5,886,952 | $2,943,476 | +100.0% |
| Improvement Value | — | — | — |
| Taxable Value | $4,604 | $4,403 | +4.6% |
| HS Cap Loss | -$5,882,348 | — | |
| Total Tax 2026 = estimate |
~$149
Estimated
|
~$143
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $5,886,952 | $5,886,952 | — | −$5,882,348 | $4,604 | $4,604 | Not yet — post-cert | Preliminary |
| 2025 | $2,943,476 | $2,943,476 | — | −$2,939,073 | $4,403 | $4,403 | ~$143 | Partial |
| 2024 | $1,934,156 | $3,868,312 | — | −$1,930,223 | $3,933 | $3,933 | $17,123 | Verified |
| 2023 | $475,000 | $950,000 | — | −$470,869 | $4,131 | $4,131 | $2,148 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +100.0% ! | +4.6% | 0.1% | Not available | Partial |
| 2025 | +52.2% | +12.0% | 0.2% | Not available | Partial |
| 2024 | +307.2% ! | -4.8% | 0.2% | No billing data | Verified |
| 2023 | base year | — | 0.9% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +519.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +100.0% | +153.1% | +131.4% | +307.2% | 2024 | +52.2% | 2025 |
| Assessment Ratio | 0.1% | 0.3% | — | 0.9% | 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 |
$143 | $6,471 | ~$4,138,235 | $17,123 | 2024 | $143 | 2025 |
Market value changed by 307% 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 | ~$13,623,524 | ~$13,623,524 | ~3.2001% | ~$435,962 | +131.4% |
| 2028 | ~$31,527,419 | ~$31,527,419 | ~3.1558% | ~$994,930 | +435.5% |
| 2029 | ~$72,960,429 | ~$72,960,429 | ~3.1115% | ~$2,270,134 | +1139.4% |
| 2030 | ~$168,844,276 | ~$168,844,276 | ~3.0672% | ~$5,178,719 | +2768.1% |
| 2031 | ~$390,737,689 | ~$390,737,689 | ~3.0229% | ~$11,811,431 | +6537.4% |
| 2027 | ~$13,505,785 | ~$13,505,785 | ~3.2444% | ~$438,177 | +129.4% |
| 2028 | ~$30,984,833 | ~$30,984,833 | ~3.2444% | ~$1,005,262 | +426.3% |
| 2029 | ~$71,085,085 | ~$71,085,085 | ~3.2444% | ~$2,306,262 | +1107.5% |
| 2030 | ~$163,082,672 | ~$163,082,672 | ~3.2444% | ~$5,291,002 | +2670.2% |
| 2031 | ~$374,142,592 | ~$374,142,592 | ~3.2444% | ~$12,138,563 | +6255.5% |
| 2027 | ~$13,741,263 | ~$13,741,263 | ~3.1779% | ~$436,686 | +133.4% |
| 2028 | ~$32,074,715 | ~$32,074,715 | ~3.1115% | ~$997,992 | +444.8% |
| 2029 | ~$74,868,470 | ~$74,868,470 | ~3.0450% | ~$2,279,749 | +1171.8% |
| 2030 | ~$174,757,213 | ~$174,757,213 | ~2.9786% | ~$5,205,234 | +2868.6% |
| 2031 | ~$407,916,491 | ~$407,916,491 | ~2.9121% | ~$11,878,925 | +6829.2% |
In 2025, this property's market value of $2,943,476 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 5× 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 | $2,943,476 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $1,934,156 | $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 | — |