SPRING PRESERVE TRL 78738
| Owner | PORTILLO MARIBEL & |
|---|---|
| Parcel ID | 0119730202 |
| Short ID | 960183 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 124,216 SF |
| Acres | 2.852 |
| Year Built | — |
| Legal | SPRING CREEK PRESERVE BLK A LOT 2 |
| Neighborhood | P5160 |
| Land | $1,268,582 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,268,582 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,268,582 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,268,582 |
| Value Limitation Adjustment (−) (homestead cap) | −$44,582 |
| Net Appraised (assessed) | $1,224,000 |
| Taxable Value | $1,224,000 |
|---|
Appreciation: Market value has risen +690.9% from $160,403 (2022) to $1,268,582 (2025), a CAGR of 99.2% over 3 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Land/Vacant parcel countywide rose +53.5%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6440% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $20,122. Lake Travis ISD is the largest single contributor, at 63.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,224,000) is $44,582 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 ($1,268,582 land vs $0 improvements), about $10/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 $1,268,582, 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 +14.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $521,569 by 2031, with an estimated annual tax burden around $7,431. 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% | $12,725.93 | $12,725.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,600.34 | $4,600.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,444.60 | $1,444.60 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,106.48 | $1,106.48 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $244.80 | $244.80 | Paid |
| Combined Rate | 1.8193% | 1.7357% | 1.5825% | 1.6256% | 1.6440% | +0.0184% | $20,122.15 | $20,122.15 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $12,725.93 | 63.2% |
| TCO Travis County | 0.3758% | $4,600.34 | 22.9% |
| THD Travis Central Health | 0.1180% | $1,444.60 | 7.2% |
| E06 Travis County ESD # 06 | 0.0904% | $1,106.48 | 5.5% |
| VBC City of Bee Cave | 0.0200% | $244.80 | 1.2% |
| Total | 1.6440% | $20,122.15 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $270,902 | $1,268,582 | -78.6% |
| Assessed Value | $270,902 | $1,224,000 | -77.9% |
| Land Value | $270,902 | $1,268,582 | -78.6% |
| Improvement Value | — | — | — |
| Taxable Value | $270,902 | $1,224,000 | -77.9% |
| Total Tax 2026 = estimate |
~$4,454
Estimated
|
~$20,122
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $270,902 | $270,902 | — | — | $270,902 | $270,902 | Not yet — post-cert | Preliminary |
| 2025 | $1,268,582 | $1,268,582 | — | −$44,582 | $1,224,000 | $1,224,000 | ~$20,122 | Partial |
| 2024 | $1,268,582 | $1,268,582 | — | −$248,582 | $1,020,000 | $1,020,000 | $16,581 | Verified |
| 2023 | $850,000 | $1,853,540 | — | — | $850,000 | $850,000 | $13,452 | Verified |
| 2022 | $160,403 | $160,403 | — | — | $160,403 | $160,403 | $2,784 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -78.6% ! | -77.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 96.5% | Not available | Partial |
| 2024 | +49.2% | +20.0% | 80.4% | No billing data | Verified |
| 2023 | +429.9% ! | +429.9% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +690.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -78.6% | +100.1% | +14.0% | +429.9% | 2023 | -78.6% | 2026 |
| Assessment Ratio | 100.0% | 95.4% | — | 100.0% | 2022 | 80.4% | 2024 |
| Effective Tax Rate (2025) | 1.5900% | 1.5900% | — | 1.5900% | 2025 | 1.5900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,122 | $13,235 | ~$6,128 | $20,122 | 2025 | $2,784 | 2022 |
Market value changed by 430% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$308,825 | ~$308,825 | ~1.6001% | ~$4,942 | +14.0% |
| 2028 | ~$352,056 | ~$352,056 | ~1.5563% | ~$5,479 | +30.0% |
| 2029 | ~$401,340 | ~$401,340 | ~1.5125% | ~$6,070 | +48.1% |
| 2030 | ~$457,522 | ~$457,522 | ~1.4687% | ~$6,719 | +68.9% |
| 2031 | ~$521,569 | ~$521,569 | ~1.4248% | ~$7,431 | +92.5% |
| 2027 | ~$303,407 | ~$303,407 | ~1.6440% | ~$4,988 | +12.0% |
| 2028 | ~$339,812 | ~$339,812 | ~1.6440% | ~$5,586 | +25.4% |
| 2029 | ~$380,585 | ~$380,585 | ~1.6440% | ~$6,257 | +40.5% |
| 2030 | ~$426,250 | ~$426,250 | ~1.6440% | ~$7,007 | +57.3% |
| 2031 | ~$477,394 | ~$477,394 | ~1.6440% | ~$7,848 | +76.2% |
| 2027 | ~$314,243 | ~$314,243 | ~1.5782% | ~$4,959 | +16.0% |
| 2028 | ~$364,518 | ~$364,518 | ~1.5125% | ~$5,513 | +34.6% |
| 2029 | ~$422,836 | ~$422,836 | ~1.4467% | ~$6,117 | +56.1% |
| 2030 | ~$490,484 | ~$490,484 | ~1.3810% | ~$6,774 | +81.1% |
| 2031 | ~$568,955 | ~$568,955 | ~1.3153% | ~$7,483 | +110.0% |
In 2025, this property's market value of $1,268,582 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 15× 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 | $1,268,582 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,268,582 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $850,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $160,403 | $15,000 | $55,000 | $180,000 | ↑ Above median | +100.0% |
| 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 | 2022–2024 | 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 | 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 | — |