BEDWYR RD TX
| Owner | RINGLE KYLE K & ELLEN |
|---|---|
| Parcel ID | 0117280505 |
| Short ID | 117740 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 16,248 SF |
| Acres | 0.373 |
| Year Built | — |
| Legal | LOT 2 ROGERS ROSALIE K SUBD |
| Neighborhood | N5700 |
| Land | $356,239 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $356,239 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $356,239 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $356,239 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $356,239 |
| Taxable Value | $356,239 |
|---|
Appreciation: Market value has risen +126.2% from $157,500 (2021) to $356,239 (2025), a CAGR of 22.6% 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 $5,205. Eanes ISD is the largest single contributor, at 57.0% of the total 2025 levy.
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 ($356,239 land vs $0 improvements), about $22/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 $356,239, this parcel sits in the upper-middle (50th–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 +29.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,135,623 by 2031, with an estimated annual tax burden around $25,145. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $2,964.62 | $2,964.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,338.91 | $1,338.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $420.44 | $420.44 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $270.03 | $270.03 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $210.89 | $210.89 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $5,204.89 | $5,204.89 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $2,964.62 | 57.0% |
| TCO Travis County | 0.3758% | $1,338.91 | 25.7% |
| THD Travis Central Health | 0.1180% | $420.44 | 8.1% |
| E09 Travis County ESD # 09 | 0.0758% | $270.03 | 5.2% |
| W10 WCID # 10 | 0.0592% | $210.89 | 4.1% |
| Total | 1.4611% | $5,204.89 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $579,966 | $356,239 | +62.8% |
| Assessed Value | $579,966 | $356,239 | +62.8% |
| Land Value | $579,966 | $356,239 | +62.8% |
| Improvement Value | — | — | — |
| Taxable Value | $579,966 | $356,239 | +62.8% |
| Total Tax 2026 = estimate |
~$8,474
Estimated
|
~$5,205
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $579,966 | $579,966 | — | — | $579,966 | $579,966 | Not yet — post-cert | Preliminary |
| 2025 | $356,239 | $356,239 | — | — | $356,239 | $356,239 | ~$5,205 | Partial |
| 2024 | $450,000 | $450,000 | — | — | $450,000 | $450,000 | $6,616 | Verified |
| 2023 | $450,000 | $450,000 | — | — | $450,000 | $450,000 | $6,436 | Verified |
| 2022 | $450,000 | $450,000 | — | — | $450,000 | $450,000 | $7,027 | Verified |
| 2021 | $157,500 | $157,500 | — | — | $157,500 | $157,500 | $2,659 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +62.8% | +62.8% | ~100% | Not available | Partial |
| 2025 | -20.8% | -20.8% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~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): +126.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +62.8% | +45.5% | +29.8% | +185.7% | 2022 | -20.8% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4600% | 1.4600% | — | 1.4600% | 2025 | 1.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,205 | $5,589 | ~$17,111 | $7,027 | 2022 | $2,659 | 2021 |
Market value changed by 186% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$752,709 | ~$752,709 | ~1.4043% | ~$10,571 | +29.8% |
| 2028 | ~$976,903 | ~$976,903 | ~1.3476% | ~$13,165 | +68.4% |
| 2029 | ~$1,267,873 | ~$1,267,873 | ~1.2909% | ~$16,367 | +118.6% |
| 2030 | ~$1,645,508 | ~$1,645,508 | ~1.2342% | ~$20,308 | +183.7% |
| 2031 | ~$2,135,623 | ~$2,135,623 | ~1.1774% | ~$25,145 | +268.2% |
| 2027 | ~$741,109 | ~$741,109 | ~1.4611% | ~$10,828 | +27.8% |
| 2028 | ~$947,026 | ~$947,026 | ~1.4611% | ~$13,837 | +63.3% |
| 2029 | ~$1,210,157 | ~$1,210,157 | ~1.4611% | ~$17,681 | +108.7% |
| 2030 | ~$1,546,399 | ~$1,546,399 | ~1.4611% | ~$22,594 | +166.6% |
| 2031 | ~$1,976,066 | ~$1,976,066 | ~1.4611% | ~$28,872 | +240.7% |
| 2027 | ~$764,308 | ~$764,308 | ~1.3760% | ~$10,517 | +31.8% |
| 2028 | ~$1,007,243 | ~$1,007,243 | ~1.2909% | ~$13,002 | +73.7% |
| 2029 | ~$1,327,395 | ~$1,327,395 | ~1.2058% | ~$16,006 | +128.9% |
| 2030 | ~$1,749,307 | ~$1,749,307 | ~1.1207% | ~$19,605 | +201.6% |
| 2031 | ~$2,305,324 | ~$2,305,324 | ~1.0356% | ~$23,874 | +297.5% |
In 2025, this property's market value of $356,239 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $356,239 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $450,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $450,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $450,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $157,500 | $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 | 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 | — |