BELL AVE TX 78759
| Owner | AMOUZANDEH FAMILY TRUST THE |
|---|---|
| Parcel ID | 0162010119 |
| Short ID | 841147 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 16,470 SF |
| Acres | 0.378 |
| Year Built | — |
| Legal | LOT C1 & C2 BLK B SUMMIT OAKS RESUB OF LOT C BLK B |
| Neighborhood | U0730 |
| Land | $416,392 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $416,392 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $416,392 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $416,392 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $416,392 |
| Taxable Value | $416,392 |
|---|
Appreciation: Market value has risen +108.2% from $200,000 (2021) to $416,392 (2025), a CAGR of 20.1% 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 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $8,388. Round Rock ISD is the largest single contributor, at 44.3% 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 ($416,392 land vs $0 improvements), about $25/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 $416,392, 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 +9.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $487,638 by 2031, with an estimated annual tax burden around $8,395. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $3,718.80 | $3,718.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,181.96 | $2,181.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,564.99 | $1,564.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $491.44 | $491.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $430.55 | $430.55 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $8,387.74 | $8,387.74 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IRR Round Rock ISD | 0.8931% | $3,718.80 | 44.3% |
| CAT City of Austin | 0.5240% | $2,181.96 | 26.0% |
| TCO Travis County | 0.3758% | $1,564.99 | 18.7% |
| THD Travis Central Health | 0.1180% | $491.44 | 5.9% |
| ACT Austin Community College | 0.1034% | $430.55 | 5.1% |
| Total | 2.0144% | $8,387.74 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $312,294 | $416,392 | -25.0% |
| Assessed Value | $312,294 | $416,392 | -25.0% |
| Land Value | $312,294 | $416,392 | -25.0% |
| Improvement Value | — | — | — |
| Taxable Value | $312,294 | $416,392 | -25.0% |
| Total Tax 2026 = estimate |
~$6,291
Estimated
|
~$8,388
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $312,294 | $312,294 | — | — | $312,294 | $312,294 | Not yet — post-cert | Preliminary |
| 2025 | $416,392 | $416,392 | — | — | $416,392 | $416,392 | ~$8,388 | Partial |
| 2024 | $400,000 | $400,000 | — | — | $400,000 | $400,000 | $7,698 | Verified |
| 2023 | $400,000 | $400,000 | — | — | $400,000 | $400,000 | $7,475 | Verified |
| 2022 | $400,000 | $400,000 | — | — | $400,000 | $400,000 | $8,164 | Verified |
| 2021 | $200,000 | $200,000 | — | — | $200,000 | $200,000 | $4,497 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -25.0% | -25.0% | ~100% | Not available | Partial |
| 2025 | +4.1% | +4.1% | ~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 | +100.0% ! | +100.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +108.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -25.0% | +15.8% | +9.3% | +100.0% | 2022 | -25.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0100% | 2.0100% | — | 2.0100% | 2025 | 2.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,388 | $7,244 | ~$7,519 | $8,388 | 2025 | $4,497 | 2021 |
Market value changed by 100% 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 | ~$341,405 | ~$341,405 | ~1.9558% | ~$6,677 | +9.3% |
| 2028 | ~$373,230 | ~$373,230 | ~1.8973% | ~$7,081 | +19.5% |
| 2029 | ~$408,022 | ~$408,022 | ~1.8387% | ~$7,502 | +30.7% |
| 2030 | ~$446,057 | ~$446,057 | ~1.7802% | ~$7,941 | +42.8% |
| 2031 | ~$487,638 | ~$487,638 | ~1.7216% | ~$8,395 | +56.1% |
| 2027 | ~$335,160 | ~$335,160 | ~2.0144% | ~$6,751 | +7.3% |
| 2028 | ~$359,699 | ~$359,699 | ~2.0144% | ~$7,246 | +15.2% |
| 2029 | ~$386,036 | ~$386,036 | ~2.0144% | ~$7,776 | +23.6% |
| 2030 | ~$414,300 | ~$414,300 | ~2.0144% | ~$8,346 | +32.7% |
| 2031 | ~$444,634 | ~$444,634 | ~2.0144% | ~$8,957 | +42.4% |
| 2027 | ~$347,651 | ~$347,651 | ~1.9266% | ~$6,698 | +11.3% |
| 2028 | ~$387,012 | ~$387,012 | ~1.8387% | ~$7,116 | +23.9% |
| 2029 | ~$430,828 | ~$430,828 | ~1.7509% | ~$7,543 | +38.0% |
| 2030 | ~$479,606 | ~$479,606 | ~1.6631% | ~$7,976 | +53.6% |
| 2031 | ~$533,906 | ~$533,906 | ~1.5753% | ~$8,410 | +71.0% |
In 2025, this property's market value of $416,392 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $416,392 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $400,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $400,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $400,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $200,000 | $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 | — |