REEDY CT TX 78645
| Owner | VALINES DANIEL G |
|---|---|
| Parcel ID | 0188550335 |
| Short ID | 184101 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | — |
| Acres | — |
| Year Built | — |
| Legal | ABS 93 SUR 605 BARGELEY A J ACR .069 |
| Neighborhood | T9030WF |
| Land | $7,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,200 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $7,200 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,200 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,200 |
| Taxable Value | $7,200 |
|---|
Appreciation: Market value has risen +110.5% from $3,420 (2021) to $7,200 (2025), a CAGR of 20.5% 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 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $164. Leander ISD is the largest single contributor, at 47.6% 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 ($7,200 land vs $0 improvements). 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 $7,200, 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 +5.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $5,921 by 2031, with an estimated annual tax burden around $109. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $78.26 | $78.26 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $28.66 | $28.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $27.06 | $27.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8.50 | $8.50 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7.44 | $7.44 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $7.20 | $7.20 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $7.20 | $7.20 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $164.32 | $164.32 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $78.26 | 47.6% |
| CJO City of Jonestown | 0.3981% | $28.66 | 17.4% |
| TCO Travis County | 0.3758% | $27.06 | 16.5% |
| THD Travis Central Health | 0.1180% | $8.50 | 5.2% |
| ACT Austin Community College | 0.1034% | $7.44 | 4.5% |
| E07 Travis County ESD # 07 | 0.1000% | $7.20 | 4.4% |
| E01 Travis County ESD # 01 | 0.1000% | $7.20 | 4.4% |
| Total | 2.2822% | $164.32 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,500 | $7,200 | -37.5% |
| Assessed Value | $4,500 | $7,200 | -37.5% |
| Land Value | $4,500 | $7,200 | -37.5% |
| Improvement Value | — | — | — |
| Taxable Value | $4,500 | $7,200 | -37.5% |
| Total Tax 2026 = estimate |
~$103
Estimated
|
~$164
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $4,500 | $4,500 | — | — | $4,500 | $4,500 | Not yet — post-cert | Preliminary |
| 2025 | $7,200 | $7,200 | — | — | $7,200 | $7,200 | ~$164 | Partial |
| 2024 | $7,200 | $7,200 | — | — | $7,200 | $7,200 | $160 | Verified |
| 2023 | $12,600 | $12,600 | — | — | $12,600 | $12,600 | $131 | Verified |
| 2022 | $3,420 | $3,420 | — | — | $3,420 | $3,420 | $82 | Verified |
| 2021 | $3,420 | $3,420 | — | — | $3,420 | $3,420 | $90 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.5% | -37.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -42.9% | -42.9% | ~100% | No billing data | Verified |
| 2023 | +268.4% ! | +268.4% | ~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): +110.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -37.5% | +37.6% | +5.6% | +268.4% | 2023 | -42.9% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$164 | $125 | ~$107 | $164 | 2025 | $82 | 2022 |
Market value changed by 268% 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 | ~$4,754 | ~$4,754 | ~2.1953% | ~$104 | +5.6% |
| 2028 | ~$5,022 | ~$5,022 | ~2.1085% | ~$106 | +11.6% |
| 2029 | ~$5,305 | ~$5,305 | ~2.0216% | ~$107 | +17.9% |
| 2030 | ~$5,605 | ~$5,605 | ~1.9347% | ~$108 | +24.6% |
| 2031 | ~$5,921 | ~$5,921 | ~1.8478% | ~$109 | +31.6% |
| 2027 | ~$4,664 | ~$4,664 | ~2.2822% | ~$106 | +3.6% |
| 2028 | ~$4,834 | ~$4,834 | ~2.2822% | ~$110 | +7.4% |
| 2029 | ~$5,010 | ~$5,010 | ~2.2822% | ~$114 | +11.3% |
| 2030 | ~$5,192 | ~$5,192 | ~2.2822% | ~$118 | +15.4% |
| 2031 | ~$5,381 | ~$5,381 | ~2.2822% | ~$123 | +19.6% |
| 2027 | ~$4,844 | ~$4,844 | ~2.1519% | ~$104 | +7.6% |
| 2028 | ~$5,214 | ~$5,214 | ~2.0216% | ~$105 | +15.9% |
| 2029 | ~$5,613 | ~$5,613 | ~1.8912% | ~$106 | +24.7% |
| 2030 | ~$6,041 | ~$6,041 | ~1.7609% | ~$106 | +34.2% |
| 2031 | ~$6,503 | ~$6,503 | ~1.6306% | ~$106 | +44.5% |
In 2025, this property's market value of $7,200 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -91% 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 | $7,200 | $24,862 | $84,423 | $362,804 | ↓ Bottom 25% | +2.1% |
| 2024 | $7,200 | $23,000 | $66,000 | $328,966 | ↓ Bottom 25% | +0.0% |
| 2023 | $12,600 | $24,692 | $71,500 | $270,000 | ↓ Bottom 25% | +0.0% |
| 2022 | $3,420 | $15,000 | $55,000 | $180,000 | ↓ Bottom 25% | +100.0% |
| 2021 | $3,420 | $8,000 | $22,000 | $81,900 | ↓ Bottom 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 | — |