BRASS BUTTONS TRL TX
| Owner | GORDON MATSON P & |
|---|---|
| Parcel ID | 0147550401 |
| Short ID | 149637 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 23,468 SF |
| Acres | 0.539 |
| Year Built | — |
| Legal | LOT 359 APACHE SHORES FIRST INSTALLMENT |
| Neighborhood | R4000WF |
| Land | $1,052,275 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,052,275 |
| Improvement | $2,942 |
|---|---|
| Total Improvement | $2,942 |
| Market | $1,055,217 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,055,217 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,055,217 |
| Taxable Value | $1,055,217 |
|---|
Appreciation: Market value has risen +62.3% from $650,000 (2021) to $1,055,217 (2025), a CAGR of 12.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $17,136. Lake Travis ISD is the largest single contributor, at 64.2% 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 ($1,052,275 land vs $2,942 improvements), about $45/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 $1,055,217, 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 +8.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,485,573 by 2031, with an estimated annual tax burden around $20,870. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 472 | BOAT DK STA COV | 1 SF | ✓ |
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% | $10,971.09 | $10,971.09 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,965.98 | $3,965.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,245.40 | $1,245.40 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $896.83 | $896.83 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $17,079.30 | $17,079.30 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $10,971.09 | 64.2% |
| TCO Travis County | 0.3758% | $3,965.98 | 23.2% |
| THD Travis Central Health | 0.1180% | $1,245.40 | 7.3% |
| E06 Travis County ESD # 06 | 0.0904% | $896.83 | 5.3% |
| Total | 1.6240% | $17,079.30 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $982,661 | $1,055,217 | -6.9% |
| Assessed Value | $982,661 | $1,055,217 | -6.9% |
| Land Value | $977,113 | $1,052,275 | -7.1% |
| Improvement Value | $5,548 | $2,942 | +88.6% |
| Taxable Value | $982,661 | $1,055,217 | -6.9% |
| Total Tax 2026 = estimate |
~$15,958
Estimated
|
~$17,079
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $982,661 | $977,113 | $5,548 | — | $982,661 | $982,661 | Not yet — post-cert | Preliminary |
| 2025 | $1,055,217 | $1,052,275 | $2,942 | — | $1,055,217 | $1,055,217 | ~$17,079 | Partial |
| 2024 | $1,067,147 | $1,142,470 | — | — | $1,067,147 | $1,067,147 | $17,078 | Verified |
| 2023 | $1,435,234 | $1,430,000 | $5,234 | — | $1,435,234 | $1,435,234 | $22,355 | Verified |
| 2022 | $650,000 | $650,000 | — | — | $650,000 | $650,000 | $11,118 | Verified |
| 2021 | $650,000 | $650,000 | — | — | $650,000 | $650,000 | $11,656 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.9% | -6.9% | ~100% | Not available | Partial |
| 2025 | -1.1% | -1.1% | ~100% | Not available | Partial |
| 2024 | -25.6% | -25.6% | ~100% | No billing data | Verified |
| 2023 | +120.8% ! | +120.8% | ~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): +62.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.9% | +17.4% | +8.6% | +120.8% | 2023 | -25.6% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,079 | $15,857 | ~$18,830 | $22,355 | 2023 | $11,118 | 2022 |
Market value changed by 121% 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 | ~$1,067,338 | ~$1,067,338 | ~1.5801% | ~$16,865 | +8.6% |
| 2028 | ~$1,159,311 | ~$1,159,311 | ~1.5363% | ~$17,811 | +18.0% |
| 2029 | ~$1,259,209 | ~$1,259,209 | ~1.4925% | ~$18,793 | +28.1% |
| 2030 | ~$1,367,716 | ~$1,367,716 | ~1.4487% | ~$19,813 | +39.2% |
| 2031 | ~$1,485,573 | ~$1,485,573 | ~1.4048% | ~$20,870 | +51.2% |
| 2027 | ~$1,047,684 | ~$1,047,684 | ~1.6240% | ~$17,014 | +6.6% |
| 2028 | ~$1,117,010 | ~$1,117,010 | ~1.6240% | ~$18,140 | +13.7% |
| 2029 | ~$1,190,924 | ~$1,190,924 | ~1.6240% | ~$19,340 | +21.2% |
| 2030 | ~$1,269,728 | ~$1,269,728 | ~1.6240% | ~$20,620 | +29.2% |
| 2031 | ~$1,353,747 | ~$1,353,747 | ~1.6240% | ~$21,984 | +37.8% |
| 2027 | ~$1,086,991 | ~$1,080,927 | ~1.5582% | ~$16,843 | +10.6% |
| 2028 | ~$1,202,397 | ~$1,189,020 | ~1.4925% | ~$17,746 | +22.4% |
| 2029 | ~$1,330,057 | ~$1,307,922 | ~1.4267% | ~$18,661 | +35.4% |
| 2030 | ~$1,471,270 | ~$1,438,714 | ~1.3610% | ~$19,581 | +49.7% |
| 2031 | ~$1,627,475 | ~$1,582,585 | ~1.2953% | ~$20,499 | +65.6% |
In 2025, this property's market value of $1,055,217 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× 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 | $1,055,217 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,067,147 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,435,234 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $650,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $650,000 | $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 | 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 | — |