BELLISSIMO LN 78735
| Owner | HOLDEN HILLS LP |
|---|---|
| Parcel ID | 0107300302 |
| Short ID | 974987 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 462,102 SF |
| Acres | 10.608 |
| Year Built | — |
| Legal | BARTON CREEK SEC K, L & O PHS 1 BLK A LOT 53 (1-d-1w) |
| Neighborhood | N6030 |
| Land | $1,483,956 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,483,956 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,483,956 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,483,956 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,482,880 |
| Net Appraised (assessed) | $1,076 |
| Taxable Value | $1,076 |
|---|
Appreciation: Market value has risen +212.4% from $475,000 (2023) to $1,483,956 (2025), a CAGR of 76.8% 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 6 taxing entities is 2.3355% in 2025 (+0.0103% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $25. Austin ISD is the largest single contributor, at 39.6% of the total 2025 levy.
Assessment Gap: Assessed value ($1,076) is $1,482,880 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 ($1,483,956 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 $1,483,956, 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 +84.2% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $62,909,085 by 2031, with an estimated annual tax burden around $1,329,869. 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% | $9.96 | $9.96 | Paid |
| U5D Travis County MUD # 09 | 0.8120% | 0.7970% | 0.7825% | 0.7680% | 0.7540% | -0.0140% | $8.11 | $8.11 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4.04 | $4.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1.27 | $1.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1.11 | $1.11 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $0.63 | $0.63 | Paid |
| Combined Rate | 2.5127% | 2.3542% | 2.1859% | 2.3252% | 2.3355% | +0.0103% | $25.12 | $25.12 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $9.96 | 39.6% |
| U5D Travis County MUD # 09 | 0.7540% | $8.11 | 32.3% |
| TCO Travis County | 0.3758% | $4.04 | 16.1% |
| THD Travis Central Health | 0.1180% | $1.27 | 5.1% |
| ACT Austin Community College | 0.1034% | $1.11 | 4.4% |
| E03 Travis County ESD # 03 | 0.0590% | $0.63 | 2.5% |
| Total | 2.3355% | $25.12 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,967,912 | $1,483,956 | +100.0% |
| Assessed Value | $1,125 | $1,076 | +4.6% |
| Land Value | $2,967,912 | $1,483,956 | +100.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,125 | $1,076 | +4.6% |
| HS Cap Loss | -$2,966,787 | — | |
| Total Tax 2026 = estimate |
~$26
Estimated
|
~$25
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,967,912 | $2,967,912 | — | −$2,966,787 | $1,125 | $1,125 | Not yet — post-cert | Preliminary |
| 2025 | $1,483,956 | $1,483,956 | — | −$1,482,880 | $1,076 | $1,076 | ~$25 | Partial |
| 2024 | $1,069,364 | $2,138,728 | — | −$1,068,403 | $961 | $961 | $8,228 | Verified |
| 2023 | $475,000 | $950,000 | — | −$473,990 | $1,010 | $1,010 | $1,870 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +100.0% ! | +4.6% | 0.0% | Not available | Partial |
| 2025 | +38.8% | +12.0% | 0.1% | Not available | Partial |
| 2024 | +125.1% ! | -4.9% | 0.1% | No billing data | Verified |
| 2023 | base year | — | 0.2% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +212.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +100.0% | +88.0% | +84.2% | +125.1% | 2024 | +38.8% | 2025 |
| Assessment Ratio | 0.0% | 0.1% | — | 0.2% | 2023 | 0.0% | 2026 |
| 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 |
$25 | $3,374 | ~$565,389 | $8,228 | 2024 | $25 | 2025 |
Market value changed by 125% 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 | ~$5,466,426 | ~$5,466,426 | ~2.2912% | ~$125,245 | +84.2% |
| 2028 | ~$10,068,296 | ~$10,068,296 | ~2.2469% | ~$226,221 | +239.2% |
| 2029 | ~$18,544,214 | ~$18,544,214 | ~2.2026% | ~$408,447 | +524.8% |
| 2030 | ~$34,155,520 | ~$34,155,520 | ~2.1583% | ~$737,164 | +1050.8% |
| 2031 | ~$62,909,085 | ~$62,909,085 | ~2.1140% | ~$1,329,869 | +2019.6% |
| 2027 | ~$5,407,068 | ~$5,407,068 | ~2.3355% | ~$126,280 | +82.2% |
| 2028 | ~$9,850,826 | ~$9,850,826 | ~2.3355% | ~$230,063 | +231.9% |
| 2029 | ~$17,946,652 | ~$17,946,652 | ~2.3355% | ~$419,138 | +504.7% |
| 2030 | ~$32,695,972 | ~$32,695,972 | ~2.3355% | ~$763,604 | +1001.6% |
| 2031 | ~$59,566,909 | ~$59,566,909 | ~2.3355% | ~$1,391,166 | +1907.0% |
| 2027 | ~$5,525,784 | ~$5,525,784 | ~2.2690% | ~$125,381 | +86.2% |
| 2028 | ~$10,288,140 | ~$10,288,140 | ~2.2026% | ~$226,602 | +246.6% |
| 2029 | ~$19,154,895 | ~$19,154,895 | ~2.1361% | ~$409,169 | +545.4% |
| 2030 | ~$35,663,396 | ~$35,663,396 | ~2.0697% | ~$738,108 | +1101.6% |
| 2031 | ~$66,399,624 | ~$66,399,624 | ~2.0032% | ~$1,330,116 | +2137.3% |
In 2025, this property's market value of $1,483,956 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — +164% above 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 | $1,483,956 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $1,069,364 | $193,498 | $574,650 | $1,361,070 | ↑ Above median | +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 | — |