5117 INDIGO SPIRES WAY TX 78738
| Owner | TAUPE LANE LLC |
|---|---|
| Parcel ID | 0113600509 |
| Short ID | 915924 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 575,384 SF |
| Acres | 13.209 |
| Year Built | — |
| Legal | LOT 72 BLK B HILLSIDE AT SPANISH OAKS (1-D-1B) (1-D-1B) |
| Neighborhood | P1041 |
| Land | $3,201,536 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,201,536 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,201,536 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,201,536 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,178,736 |
| Net Appraised (assessed) | $22,800 |
| Taxable Value | $22,800 |
|---|
Appreciation: Market value has fallen -20.0% from $4,000,000 (2021) to $3,201,536 (2025), a CAGR of -5.4% 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 Agricultural parcel countywide rose +96.0%, so this parcel has lagged the broader agricultural market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7969% in 2025 (-0.0032% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $410. Lake Travis ISD is the largest single contributor, at 57.9% of the total 2025 levy.
Assessment Gap: Assessed value ($22,800) is $3,178,736 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 ($3,201,536 land vs $0 improvements), about $6/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 $3,201,536, 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 -17.2% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,166,267 by 2031, with an estimated annual tax burden around $16,234. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $237.05 | $237.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $85.69 | $85.69 | Paid |
| U6H West Travis County MUD # 6 | 0.3215% | 0.2663% | 0.2221% | 0.1945% | 0.1729% | -0.0216% | $39.42 | $39.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $26.91 | $26.91 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $20.61 | $20.61 | Paid |
| Combined Rate | 2.1208% | 1.9820% | 1.7846% | 1.8001% | 1.7969% | -0.0032% | $409.68 | $409.68 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $237.05 | 57.9% |
| TCO Travis County | 0.3758% | $85.69 | 20.9% |
| U6H West Travis County MUD # 6 | 0.1729% | $39.42 | 9.6% |
| THD Travis Central Health | 0.1180% | $26.91 | 6.6% |
| E06 Travis County ESD # 06 | 0.0904% | $20.61 | 5.0% |
| Total | 1.7969% | $409.68 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,003,072 | $3,201,536 | -6.2% |
| Assessed Value | $33,511 | $22,800 | +47.0% |
| Land Value | $3,003,072 | $3,201,536 | -6.2% |
| Improvement Value | — | — | — |
| Taxable Value | $33,511 | $22,800 | +47.0% |
| HS Cap Loss | -$2,969,561 | — | |
| Total Tax 2026 = estimate |
~$602
Estimated
|
~$410
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,003,072 | $3,003,072 | — | −$2,969,561 | $33,511 | $33,511 | Not yet — post-cert | Preliminary |
| 2025 | $3,201,536 | $3,201,536 | — | −$3,178,736 | $22,800 | $22,800 | ~$410 | Partial |
| 2024 | $3,200,000 | $6,400,000 | — | −$3,188,655 | $11,345 | $11,345 | $6,406 | Verified |
| 2023 | $6,400,000 | $6,400,000 | — | −$6,398,555 | $1,445 | $1,445 | $7,130 | Verified |
| 2022 | $6,400,000 | $6,400,000 | — | −$6,398,661 | $1,339 | $1,339 | $8,545 | Verified |
| 2021 | $4,000,000 | $2,000,000 | — | −$1,998,771 | $2,001,229 | $1,229 | $6,452 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.2% | +47.0% | 1.1% | Not available | Partial |
| 2025 | +0.0% | +101.0% | 0.7% | Not available | Partial |
| 2024 | -50.0% | +685.1% | 0.4% | No billing data | Verified |
| 2023 | +0.0% | +7.9% | 0.0% | No billing data | Verified |
| 2022 | +60.0% | -99.9% | 0.0% | No billing data | Verified |
| 2021 | base year | — | 50.0% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -20.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.2% | +0.8% | -17.2% | +60.0% | 2022 | -50.0% | 2024 |
| Assessment Ratio | 1.1% | 8.7% | — | 50.0% | 2021 | 0.0% | 2022 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$410 | $5,788 | ~$27,945 | $8,545 | 2022 | $410 | 2025 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,485,491 | ~$2,485,491 | ~1.7159% | ~$42,648 | -17.2% |
| 2028 | ~$2,057,115 | ~$2,057,115 | ~1.6349% | ~$33,632 | -31.5% |
| 2029 | ~$1,702,570 | ~$1,702,570 | ~1.5539% | ~$26,457 | -43.3% |
| 2030 | ~$1,409,131 | ~$1,409,131 | ~1.4730% | ~$20,756 | -53.1% |
| 2031 | ~$1,166,267 | ~$1,166,267 | ~1.3920% | ~$16,234 | -61.2% |
| 2027 | ~$2,852,918 | ~$2,852,918 | ~1.7969% | ~$51,263 | -5.0% |
| 2028 | ~$2,710,272 | ~$2,710,272 | ~1.7969% | ~$48,700 | -9.8% |
| 2029 | ~$2,574,759 | ~$2,574,759 | ~1.7969% | ~$46,265 | -14.3% |
| 2030 | ~$2,446,021 | ~$2,446,021 | ~1.7969% | ~$43,952 | -18.5% |
| 2031 | ~$2,323,720 | ~$2,323,720 | ~1.7969% | ~$41,754 | -22.6% |
| 2027 | ~$2,545,552 | ~$2,545,552 | ~1.6754% | ~$42,648 | -15.2% |
| 2028 | ~$2,157,736 | ~$2,157,736 | ~1.5539% | ~$33,530 | -28.1% |
| 2029 | ~$1,829,004 | ~$1,829,004 | ~1.4325% | ~$26,200 | -39.1% |
| 2030 | ~$1,550,354 | ~$1,550,354 | ~1.3110% | ~$20,325 | -48.4% |
| 2031 | ~$1,314,157 | ~$1,314,157 | ~1.1895% | ~$15,632 | -56.2% |
In 2025, this property's market value of $3,201,536 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 6× 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 | $3,201,536 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $3,200,000 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $6,400,000 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $6,400,000 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $4,000,000 | $105,498 | $286,444 | $607,111 | ↑ 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 | — |