504 WHIPPOORWILL TRL TX 78746
| Owner | BEDNARZ JEFFREY B & ADIENA K |
|---|---|
| Parcel ID | 0115280620 |
| Short ID | 115445 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 26,454 SF |
| Acres | 0.607 |
| Year Built | — |
| Legal | .6073 ACR OF LOT 7 BLK A CAMELOT (UNRECORDED) |
| Neighborhood | N5700 |
| Land | $407,270 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $407,270 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $407,270 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $407,270 |
| Value Limitation Adjustment (−) (homestead cap) | −$197,270 |
| Net Appraised (assessed) | $210,000 |
| Taxable Value | $210,000 |
|---|
| Total Due | $3,528.48 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +132.7% from $175,000 (2021) to $407,270 (2025), a CAGR of 23.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.4611% in 2025 (-0.0092% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $3,068. Eanes ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Assessment Gap: Assessed value ($210,000) is $197,270 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($407,270 land vs $0 improvements), about $15/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 $407,270, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +31.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,733,456 by 2031, with an estimated annual tax burden around $32,185. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $3,528.48 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Eanes ISD | 0.8855% | 0.8322% | -112 |
| Travis County | 0.3444% | 0.3758% | +66 |
| Travis Central Health | 0.1080% | 0.1180% | +21 |
| Travis County ESD # 09 | 0.0710% | 0.0758% | +10 |
| WCID # 10 | 0.0614% | 0.0592% | -5 |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $1,747.62 | $— | $1,747.62 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $789.27 | $— | $789.27 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $247.85 | $— | $247.85 |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $159.18 | $— | $159.18 |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $124.32 | $— | $124.32 |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $3,068.24 | $0.00 | $3,068.24 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $1,747.62 | 57.0% |
| TCO Travis County | 0.3758% | $789.27 | 25.7% |
| THD Travis Central Health | 0.1180% | $247.85 | 8.1% |
| E09 Travis County ESD # 09 | 0.0758% | $159.18 | 5.2% |
| W10 WCID # 10 | 0.0592% | $124.32 | 4.1% |
| Total | 1.4611% | $3,068.24 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $691,632 | $407,270 | +69.8% |
| Assessed Value | $252,000 | $210,000 | +20.0% |
| Land Value | $691,632 | $407,270 | +69.8% |
| Improvement Value | — | — | — |
| Taxable Value | $252,000 | $210,000 | +20.0% |
| HS Cap Loss | -$439,632 | — | |
| Total Tax 2026 = estimate |
~$3,682
Estimated
|
$3,068 | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $691,632 | $691,632 | — | −$439,632 | $252,000 | $252,000 | Not yet — post-cert | Preliminary |
| 2025 | $407,270 | $407,270 | — | −$197,270 | $210,000 | $210,000 | $3,068 | Verified |
| 2024 | $175,000 | $500,000 | — | — | $175,000 | $175,000 | $2,573 | Verified |
| 2023 | $500,000 | $500,000 | — | — | $500,000 | $500,000 | $7,151 | Verified |
| 2022 | $500,000 | $500,000 | — | — | $500,000 | $500,000 | $7,808 | Verified |
| 2021 | $175,000 | $175,000 | — | — | $175,000 | $175,000 | $2,819 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +69.8% | +20.0% | 36.4% | Not available | Partial |
| 2025 | +132.7% ! | +20.0% | 51.6% | 0.7500% | Verified |
| 2024 | -65.0% | -65.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +185.7% ! | +185.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +132.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +69.8% | +64.6% | +31.6% | +185.7% | 2022 | -65.0% | 2024 |
| Assessment Ratio | 36.4% | 81.3% | — | 100.0% | 2021 | 36.4% | 2026 |
| Effective Tax Rate (2025) | 0.7500% | 0.7500% | — | 0.7500% | 2025 | 0.7500% | 2025 |
| Tax Amount | $3,068 | $4,684 | ~$21,422 | $7,808 | 2022 | $2,573 | 2024 |
Market value changed by 186% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$910,421 | ~$910,421 | ~1.4043% | ~$12,785 | +31.6% |
| 2028 | ~$1,198,422 | ~$1,198,422 | ~1.3476% | ~$16,150 | +73.3% |
| 2029 | ~$1,577,529 | ~$1,577,529 | ~1.2909% | ~$20,364 | +128.1% |
| 2030 | ~$2,076,561 | ~$2,076,561 | ~1.2342% | ~$25,628 | +200.2% |
| 2031 | ~$2,733,456 | ~$2,733,456 | ~1.1774% | ~$32,185 | +295.2% |
| 2027 | ~$896,589 | ~$896,589 | ~1.4611% | ~$13,100 | +29.6% |
| 2028 | ~$1,162,282 | ~$1,162,282 | ~1.4611% | ~$16,982 | +68.0% |
| 2029 | ~$1,506,710 | ~$1,506,710 | ~1.4611% | ~$22,014 | +117.8% |
| 2030 | ~$1,953,206 | ~$1,953,206 | ~1.4611% | ~$28,538 | +182.4% |
| 2031 | ~$2,532,015 | ~$2,532,015 | ~1.4611% | ~$36,994 | +266.1% |
| 2027 | ~$924,254 | ~$924,254 | ~1.3760% | ~$12,718 | +33.6% |
| 2028 | ~$1,235,116 | ~$1,235,116 | ~1.2909% | ~$15,944 | +78.6% |
| 2029 | ~$1,650,532 | ~$1,650,532 | ~1.2058% | ~$19,902 | +138.6% |
| 2030 | ~$2,205,669 | ~$2,205,669 | ~1.1207% | ~$24,719 | +218.9% |
| 2031 | ~$2,947,519 | ~$2,947,519 | ~1.0356% | ~$30,525 | +326.2% |
In 2025, this property's market value of $407,270 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× the county median of $84,423. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $407,270 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $175,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $500,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $500,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $175,000 | $8,000 | $22,000 | $81,900 | ↑ 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 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |