BELLISSIMO LN 78735
| Owner | HOLDEN HILLS LP |
|---|---|
| Parcel ID | 0105340404 |
| Short ID | 974980 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 43,453 SF |
| Acres | 0.998 |
| Year Built | — |
| Legal | BARTON CREEK SEC K, L & O PHS 1 BLK A LOT 48 (1-d-1w) |
| Neighborhood | N6030 |
| Land | $118,453 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $118,453 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $118,453 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $118,453 |
| Value Limitation Adjustment (−) (homestead cap) | −$118,352 |
| Net Appraised (assessed) | $101 |
| Taxable Value | $101 |
|---|
Appreciation: Market value has fallen -75.1% from $475,000 (2023) to $118,453 (2025), a CAGR of -50.1% 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 $3. Austin ISD is the largest single contributor, at 37.1% of the total 2025 levy.
Assessment Gap: Assessed value ($101) is $118,352 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 ($118,453 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 $118,453, 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 -0.1% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $471,841 by 2031, with an estimated annual tax burden around $11,047. 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% | $0.93 | $0.93 | Paid |
| U3D Travis County MUD # 07 | 0.9089% | 0.9089% | 0.9089% | 0.9089% | 0.9089% | +0.0000% | $0.92 | $0.92 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $0.38 | $0.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.12 | $0.12 | 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% | $0.06 | $0.06 | Paid |
| Combined Rate | 2.6096% | 2.4661% | 2.3123% | 2.4661% | 2.4904% | +0.0243% | $2.51 | $2.51 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $0.93 | 37.1% |
| U3D Travis County MUD # 07 | 0.9089% | $0.92 | 36.7% |
| TCO Travis County | 0.3758% | $0.38 | 15.1% |
| THD Travis Central Health | 0.1180% | $0.12 | 4.8% |
| ACT Austin Community College | 0.1034% | $0.10 | 4.0% |
| E03 Travis County ESD # 03 | 0.0590% | $0.06 | 2.4% |
| Total | 2.4904% | $2.51 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $473,813 | $118,453 | +300.0% |
| Assessed Value | $106 | $101 | +5.0% |
| Land Value | $473,813 | $118,453 | +300.0% |
| Improvement Value | — | — | — |
| Taxable Value | $106 | $101 | +5.0% |
| HS Cap Loss | -$473,707 | — | |
| Total Tax 2026 = estimate |
~$3
Estimated
|
~$3
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $473,813 | $473,813 | — | −$473,707 | $106 | $106 | Not yet — post-cert | Preliminary |
| 2025 | $118,453 | $118,453 | — | −$118,352 | $101 | $101 | ~$3 | Partial |
| 2024 | $118,391 | $236,782 | — | −$118,301 | $90 | $90 | $1,077 | Verified |
| 2023 | $475,000 | $950,000 | — | −$474,905 | $95 | $95 | $2,160 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +300.0% ! | +5.0% | 0.0% | Not available | Partial |
| 2025 | +0.1% | +12.2% | 0.1% | Not available | Partial |
| 2024 | -75.1% ! | -5.3% | 0.1% | No billing data | Verified |
| 2023 | base year | — | 0.0% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -75.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +300.0% | +75.0% | -0.1% | +300.0% | 2026 | -75.1% | 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 |
$3 | $1,080 | ~$11,348 | $2,160 | 2023 | $3 | 2025 |
Market value changed by 75% 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 | ~$473,418 | ~$473,418 | ~2.4606% | ~$11,649 | -0.1% |
| 2028 | ~$473,023 | ~$473,023 | ~2.4308% | ~$11,498 | -0.2% |
| 2029 | ~$472,629 | ~$472,629 | ~2.4010% | ~$11,348 | -0.2% |
| 2030 | ~$472,235 | ~$472,235 | ~2.3712% | ~$11,197 | -0.3% |
| 2031 | ~$471,841 | ~$471,841 | ~2.3414% | ~$11,047 | -0.4% |
| 2027 | ~$463,942 | ~$463,942 | ~2.4904% | ~$11,554 | -2.1% |
| 2028 | ~$454,276 | ~$454,276 | ~2.4904% | ~$11,313 | -4.1% |
| 2029 | ~$444,812 | ~$444,812 | ~2.4904% | ~$11,077 | -6.1% |
| 2030 | ~$435,545 | ~$435,545 | ~2.4904% | ~$10,847 | -8.1% |
| 2031 | ~$426,471 | ~$426,471 | ~2.4904% | ~$10,621 | -10.0% |
| 2027 | ~$482,894 | ~$482,894 | ~2.4457% | ~$11,810 | +1.9% |
| 2028 | ~$492,150 | ~$492,150 | ~2.4010% | ~$11,816 | +3.9% |
| 2029 | ~$501,582 | ~$501,582 | ~2.3563% | ~$11,819 | +5.9% |
| 2030 | ~$511,196 | ~$511,196 | ~2.3116% | ~$11,817 | +7.9% |
| 2031 | ~$520,993 | ~$520,993 | ~2.2668% | ~$11,810 | +10.0% |
In 2025, this property's market value of $118,453 places it in the bottom 25% for Agricultural properties in Travis County (7602 comparable) — -79% 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 | $118,453 | $179,824 | $561,432 | $1,355,511 | ↓ Bottom 25% | +0.0% |
| 2024 | $118,391 | $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 | — |