BELLISSIMO LN 78735
| Owner | HOLDEN HILLS LP |
|---|---|
| Parcel ID | 0105340304 |
| Short ID | 974974 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 39,850 SF |
| Acres | 0.915 |
| Year Built | — |
| Legal | BARTON CREEK SEC K, L & O PHS 1 BLK G LOT 3 (1-d-1w) |
| Neighborhood | N6030 |
| Land | $108,633 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $108,633 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $108,633 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $108,633 |
| Value Limitation Adjustment (−) (homestead cap) | −$108,540 |
| Net Appraised (assessed) | $93 |
| Taxable Value | $93 |
|---|
Appreciation: Market value has fallen -77.1% from $475,000 (2023) to $108,633 (2025), a CAGR of -52.2% over 2 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 Agricultural parcel countywide rose +32.7%, so this parcel has lagged the broader agricultural market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.4904% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2. Austin ISD is the largest single contributor, at 37.1% of the total 2025 levy.
Assessment Gap: Assessed value ($93) is $108,540 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 ($108,633 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 $108,633, this parcel sits in the bottom quartile (<25th 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 -2.9% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $374,596 by 2031, with an estimated annual tax burden around $8,771. 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% | $0.86 | $0.86 | Paid |
| U3D Travis County MUD # 07 | 0.9089% | 0.9089% | 0.9089% | 0.9089% | 0.9089% | +0.0000% | $0.85 | $0.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $0.35 | $0.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.11 | $0.11 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $0.10 | $0.10 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $0.05 | $0.05 | Paid |
| Combined Rate | 2.6096% | 2.4661% | 2.3123% | 2.4661% | 2.4904% | +0.0243% | $2.32 | $2.32 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $0.86 | 37.1% |
| U3D Travis County MUD # 07 | 0.9089% | $0.85 | 36.6% |
| TCO Travis County | 0.3758% | $0.35 | 15.1% |
| THD Travis Central Health | 0.1180% | $0.11 | 4.7% |
| ACT Austin Community College | 0.1034% | $0.10 | 4.3% |
| E03 Travis County ESD # 03 | 0.0590% | $0.05 | 2.2% |
| Total | 2.4904% | $2.32 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $434,530 | $108,633 | +300.0% |
| Assessed Value | $97 | $93 | +4.3% |
| Land Value | $434,530 | $108,633 | +300.0% |
| Improvement Value | — | — | — |
| Taxable Value | $97 | $93 | +4.3% |
| HS Cap Loss | -$434,433 | — | |
| Total Tax 2026 = estimate |
~$2
Estimated
|
~$2
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $434,530 | $434,530 | — | −$434,433 | $97 | $97 | Not yet — post-cert | Preliminary |
| 2025 | $108,633 | $108,633 | — | −$108,540 | $93 | $93 | ~$2 | Partial |
| 2024 | $108,633 | $217,266 | — | −$108,550 | $83 | $83 | $989 | Verified |
| 2023 | $475,000 | $950,000 | — | −$474,913 | $87 | $87 | $2,160 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +300.0% ! | +4.3% | 0.0% | Not available | Partial |
| 2025 | +0.0% | +12.0% | 0.1% | Not available | Partial |
| 2024 | -77.1% ! | -4.6% | 0.1% | No billing data | Verified |
| 2023 | base year | — | 0.0% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -77.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +300.0% | +74.3% | -2.9% | +300.0% | 2026 | -77.1% | 2024 |
| Assessment Ratio | 0.0% | 0.1% | — | 0.1% | 2024 | 0.0% | 2023 |
| 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 |
$2 | $1,050 | ~$9,560 | $2,160 | 2023 | $2 | 2025 |
Market value changed by 77% 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 | ~$421,821 | ~$421,821 | ~2.4606% | ~$10,379 | -2.9% |
| 2028 | ~$409,484 | ~$409,484 | ~2.4308% | ~$9,954 | -5.8% |
| 2029 | ~$397,508 | ~$397,508 | ~2.4010% | ~$9,544 | -8.5% |
| 2030 | ~$385,882 | ~$385,882 | ~2.3712% | ~$9,150 | -11.2% |
| 2031 | ~$374,596 | ~$374,596 | ~2.3414% | ~$8,771 | -13.8% |
| 2027 | ~$413,131 | ~$413,131 | ~2.4904% | ~$10,288 | -4.9% |
| 2028 | ~$392,785 | ~$392,785 | ~2.4904% | ~$9,782 | -9.6% |
| 2029 | ~$373,442 | ~$373,442 | ~2.4904% | ~$9,300 | -14.1% |
| 2030 | ~$355,051 | ~$355,051 | ~2.4904% | ~$8,842 | -18.3% |
| 2031 | ~$337,566 | ~$337,566 | ~2.4904% | ~$8,407 | -22.3% |
| 2027 | ~$430,512 | ~$430,512 | ~2.4457% | ~$10,529 | -0.9% |
| 2028 | ~$426,531 | ~$426,531 | ~2.4010% | ~$10,241 | -1.8% |
| 2029 | ~$422,587 | ~$422,587 | ~2.3563% | ~$9,957 | -2.7% |
| 2030 | ~$418,679 | ~$418,679 | ~2.3116% | ~$9,678 | -3.6% |
| 2031 | ~$414,808 | ~$414,808 | ~2.2668% | ~$9,403 | -4.5% |
In 2025, this property's market value of $108,633 places it in the bottom 25% for Agricultural properties in Travis County (7602 comparable) — -81% below 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 | $108,633 | $179,824 | $561,432 | $1,355,511 | ↓ Bottom 25% | +0.0% |
| 2024 | $108,633 | $193,498 | $574,650 | $1,361,070 | ↓ Bottom 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 | — |