BRASS BUTTONS TRL TX
| Owner | GORDON MATSON P & |
|---|---|
| Parcel ID | 0147550402 |
| Short ID | 149638 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 24,357 SF |
| Acres | 0.559 |
| Year Built | — |
| Legal | LOT 99 APACHE SHORES FIRST INSTALLMENT |
| Neighborhood | R4000WF |
| Land | $1,068,725 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,068,725 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,068,725 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,068,725 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,068,725 |
| Taxable Value | $1,068,725 |
|---|
Appreciation: Market value has risen +78.0% from $600,500 (2021) to $1,068,725 (2025), a CAGR of 15.5% 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 $17,356. Lake Travis ISD is the largest single contributor, at 64.3% 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 ($1,068,725 land vs $0 improvements), about $44/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 $1,068,725, 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 +10.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,640,023 by 2031, with an estimated annual tax burden around $23,039. 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% | $11,111.53 | $11,111.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,016.75 | $4,016.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,261.34 | $1,261.34 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $898.49 | $898.49 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $17,288.11 | $17,288.11 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $11,111.53 | 64.3% |
| TCO Travis County | 0.3758% | $4,016.75 | 23.2% |
| THD Travis Central Health | 0.1180% | $1,261.34 | 7.3% |
| E06 Travis County ESD # 06 | 0.0904% | $898.49 | 5.2% |
| Total | 1.6240% | $17,288.11 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $992,388 | $1,068,725 | -7.1% |
| Assessed Value | $992,388 | $1,068,725 | -7.1% |
| Land Value | $992,388 | $1,068,725 | -7.1% |
| Improvement Value | — | — | — |
| Taxable Value | $992,388 | $1,068,725 | -7.1% |
| Total Tax 2026 = estimate |
~$16,116
Estimated
|
~$17,288
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $992,388 | $992,388 | — | — | $992,388 | $992,388 | Not yet — post-cert | Preliminary |
| 2025 | $1,068,725 | $1,068,725 | — | — | $1,068,725 | $1,068,725 | ~$17,288 | Partial |
| 2024 | $1,160,330 | $1,160,330 | — | — | $1,160,330 | $1,160,330 | $18,559 | Verified |
| 2023 | $1,321,100 | $1,321,100 | — | — | $1,321,100 | $1,321,100 | $20,566 | Verified |
| 2022 | $600,500 | $600,500 | — | — | $600,500 | $600,500 | $10,266 | Verified |
| 2021 | $600,500 | $600,500 | — | — | $600,500 | $600,500 | $10,763 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.1% | -7.1% | ~100% | Not available | Partial |
| 2025 | -7.9% | -7.9% | ~100% | Not available | Partial |
| 2024 | -12.2% | -12.2% | ~100% | No billing data | Verified |
| 2023 | +120.0% ! | +120.0% | ~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): +78.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.1% | +18.6% | +10.6% | +120.0% | 2023 | -12.2% | 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 |
$17,288 | $15,488 | ~$20,105 | $20,566 | 2023 | $10,266 | 2022 |
Market value changed by 120% 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 | ~$1,097,274 | ~$1,097,274 | ~1.5801% | ~$17,338 | +10.6% |
| 2028 | ~$1,213,246 | ~$1,213,246 | ~1.5363% | ~$18,639 | +22.3% |
| 2029 | ~$1,341,475 | ~$1,341,475 | ~1.4925% | ~$20,021 | +35.2% |
| 2030 | ~$1,483,257 | ~$1,483,257 | ~1.4487% | ~$21,487 | +49.5% |
| 2031 | ~$1,640,023 | ~$1,640,023 | ~1.4048% | ~$23,039 | +65.3% |
| 2027 | ~$1,077,427 | ~$1,077,427 | ~1.6240% | ~$17,497 | +8.6% |
| 2028 | ~$1,169,752 | ~$1,169,752 | ~1.6240% | ~$18,996 | +17.9% |
| 2029 | ~$1,269,989 | ~$1,269,989 | ~1.6240% | ~$20,624 | +28.0% |
| 2030 | ~$1,378,815 | ~$1,378,815 | ~1.6240% | ~$22,392 | +38.9% |
| 2031 | ~$1,496,967 | ~$1,496,967 | ~1.6240% | ~$24,310 | +50.8% |
| 2027 | ~$1,117,122 | ~$1,117,122 | ~1.5582% | ~$17,407 | +12.6% |
| 2028 | ~$1,257,534 | ~$1,257,534 | ~1.4925% | ~$18,768 | +26.7% |
| 2029 | ~$1,415,594 | ~$1,415,594 | ~1.4267% | ~$20,197 | +42.6% |
| 2030 | ~$1,593,522 | ~$1,593,522 | ~1.3610% | ~$21,688 | +60.6% |
| 2031 | ~$1,793,813 | ~$1,793,813 | ~1.2953% | ~$23,234 | +80.8% |
In 2025, this property's market value of $1,068,725 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 13× 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 | $1,068,725 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,160,330 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,321,100 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $600,500 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $600,500 | $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 | — |