4912 JULIAN ALPS TX 78738
| Owner | FALCONHEAD WEST |
|---|---|
| Parcel ID | 0125800214 |
| Short ID | 770263 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 5,352,932 SF |
| Acres | 122.886 |
| Year Built | — |
| Legal | LOT 276 BLK C FALCONHEAD WEST PHS 1 SEC 2 & PHS 2 (PARKLAND, GREENBELT, WATER QUALITY ESMT, DRAINAGE ESMT, STORM SEWER ESMT & WASTEWATER ESMT) (PARKLAND, GREENBELT, WATER QUALITY ESMT, DRAINAGE ESMT, |
| Neighborhood | R3014 |
| Land | $16,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $16,750 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $16,750 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $16,750 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,781 |
| Net Appraised (assessed) | $13,969 |
| Taxable Value | $13,969 |
|---|
Appreciation: Market value has risen +72.6% from $9,702 (2021) to $16,750 (2025), a CAGR of 14.6% over 4 years. This is strong appreciation — well above typical inflation. 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 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 6 taxing entities is 1.7000% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $237. Lake Travis ISD is the largest single contributor, at 61.2% of the total 2025 levy.
Assessment Gap: Assessed value ($13,969) is $2,781 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 ($16,750 land vs $0 improvements), about $0/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 $16,750, this parcel sits in the bottom quartile (<25th 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 +11.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $28,918 by 2031, with an estimated annual tax burden around $428. 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% | $145.24 | $145.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $52.50 | $52.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $16.49 | $16.49 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $12.63 | $12.63 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $7.82 | $7.82 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $2.79 | $2.79 | Paid |
| Combined Rate | 1.8761% | 1.7900% | 1.6358% | 1.6789% | 1.7000% | +0.0211% | $237.47 | $237.47 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $145.24 | 61.2% |
| TCO Travis County | 0.3758% | $52.50 | 22.1% |
| THD Travis Central Health | 0.1180% | $16.49 | 6.9% |
| E06 Travis County ESD # 06 | 0.0904% | $12.63 | 5.3% |
| W17 WCID # 17 | 0.0560% | $7.82 | 3.3% |
| VBC City of Bee Cave | 0.0200% | $2.79 | 1.2% |
| Total | 1.7000% | $237.47 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $16,750 | $16,750 | +0.0% |
| Assessed Value | $16,750 | $13,969 | +19.9% |
| Land Value | $16,750 | $16,750 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $16,750 | $13,969 | +19.9% |
| Total Tax 2026 = estimate |
~$285
Estimated
|
~$237
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $16,750 | $16,750 | — | — | $16,750 | $16,750 | Not yet — post-cert | Preliminary |
| 2025 | $16,750 | $16,750 | — | −$2,781 | $13,969 | $13,969 | ~$237 | Partial |
| 2024 | $22,200 | $22,200 | — | −$10,559 | $11,641 | $11,641 | $195 | Verified |
| 2023 | $9,701 | $9,701 | — | — | $9,701 | $9,701 | $159 | Verified |
| 2022 | $9,701 | $9,701 | — | — | $9,701 | $9,701 | $174 | Verified |
| 2021 | $9,702 | $9,702 | — | — | $9,702 | $9,702 | $182 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +19.9% | ~100% | Not available | Partial |
| 2025 | -24.5% | +20.0% | 83.4% | Not available | Partial |
| 2024 | +128.8% ! | +20.0% | 52.4% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | -0.0% | -0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +72.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +20.9% | +11.5% | +128.8% | 2024 | -24.5% | 2025 |
| Assessment Ratio | 100.0% | 89.3% | — | 100.0% | 2021 | 52.4% | 2024 |
| Effective Tax Rate (2025) | 1.4200% | 1.4200% | — | 1.4200% | 2025 | 1.4200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$237 | $189 | ~$366 | $237 | 2025 | $159 | 2023 |
Market value changed by 129% 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 | ~$18,683 | ~$18,683 | ~1.6559% | ~$309 | +11.5% |
| 2028 | ~$20,839 | ~$20,839 | ~1.6119% | ~$336 | +24.4% |
| 2029 | ~$23,244 | ~$23,244 | ~1.5679% | ~$364 | +38.8% |
| 2030 | ~$25,926 | ~$25,926 | ~1.5239% | ~$395 | +54.8% |
| 2031 | ~$28,918 | ~$28,918 | ~1.4798% | ~$428 | +72.6% |
| 2027 | ~$18,348 | ~$18,348 | ~1.7000% | ~$312 | +9.5% |
| 2028 | ~$20,098 | ~$20,098 | ~1.7000% | ~$342 | +20.0% |
| 2029 | ~$22,016 | ~$22,016 | ~1.7000% | ~$374 | +31.4% |
| 2030 | ~$24,116 | ~$24,116 | ~1.7000% | ~$410 | +44.0% |
| 2031 | ~$26,417 | ~$26,417 | ~1.7000% | ~$449 | +57.7% |
| 2027 | ~$19,018 | ~$19,018 | ~1.6339% | ~$311 | +13.5% |
| 2028 | ~$21,593 | ~$21,593 | ~1.5679% | ~$339 | +28.9% |
| 2029 | ~$24,517 | ~$24,517 | ~1.5018% | ~$368 | +46.4% |
| 2030 | ~$27,836 | ~$27,836 | ~1.4358% | ~$400 | +66.2% |
| 2031 | ~$31,605 | ~$31,605 | ~1.3698% | ~$433 | +88.7% |
In 2025, this property's market value of $16,750 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -80% below 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 | $16,750 | $24,862 | $84,423 | $362,804 | ↓ Bottom 25% | +2.1% |
| 2024 | $22,200 | $23,000 | $66,000 | $328,966 | ↓ Bottom 25% | +0.0% |
| 2023 | $9,701 | $24,692 | $71,500 | $270,000 | ↓ Bottom 25% | +0.0% |
| 2022 | $9,701 | $15,000 | $55,000 | $180,000 | ↓ Bottom 25% | +100.0% |
| 2021 | $9,702 | $8,000 | $22,000 | $81,900 | ↓ Below median | 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 | — |