BLUE BLUFF RD TX
| Owner | FORESTAR USA |
|---|---|
| Parcel ID | 0226500402 |
| Short ID | 942312 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 15,053,857 SF |
| Acres | 345.589 |
| Year Built | — |
| Legal | ABS 690 SUR 54 SANDERS W H ABS 161 SUR 43 CASTRO M ACR 345.724 (1-D-1) |
| Neighborhood | _BACRE |
| Land | $25,919,175 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $25,919,175 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $25,919,175 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $25,919,175 |
| Value Limitation Adjustment (−) (homestead cap) | −$25,882,581 |
| Net Appraised (assessed) | $36,594 |
| Taxable Value | $36,594 |
|---|
Appreciation: Market value has risen +274.9% from $6,914,480 (2021) to $25,919,175 (2025), a CAGR of 39.1% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Agricultural parcel countywide rose +96.0%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $806. Manor ISD is the largest single contributor, at 49.1% of the total 2025 levy.
Assessment Gap: Assessed value ($36,594) is $25,882,581 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($25,919,175 land vs $0 improvements), about $2/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 $25,919,175, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +12.3% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $34,362,041 by 2031, with an estimated annual tax burden around $643,367. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $390.58 | $390.58 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $189.26 | $189.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $135.75 | $135.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $42.63 | $42.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $37.35 | $37.35 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $795.57 | $795.57 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IMA Manor ISD | 1.0814% | $390.58 | 49.1% |
| CAT City of Austin | 0.5240% | $189.26 | 23.8% |
| TCO Travis County | 0.3758% | $135.75 | 17.1% |
| THD Travis Central Health | 0.1180% | $42.63 | 5.4% |
| ACT Austin Community College | 0.1034% | $37.35 | 4.7% |
| Total | 2.2027% | $795.57 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $19,242,255 | $25,919,175 | -25.8% |
| Assessed Value | $27,352 | $36,594 | -25.3% |
| Land Value | $19,242,255 | $25,919,175 | -25.8% |
| Improvement Value | — | — | — |
| Taxable Value | $27,352 | $36,594 | -25.3% |
| HS Cap Loss | -$19,214,903 | — | |
| Total Tax 2026 = estimate |
~$602
Estimated
|
~$796
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $19,242,255 | $19,242,255 | — | −$19,214,903 | $27,352 | $27,352 | Not yet — post-cert | Preliminary |
| 2025 | $25,919,175 | $25,919,175 | — | −$25,882,581 | $36,594 | $36,594 | ~$796 | Partial |
| 2024 | $22,463,285 | $25,919,175 | — | −$22,427,167 | $36,118 | $36,118 | $763 | Verified |
| 2023 | $12,095,615 | $12,095,615 | — | −$12,059,301 | $36,314 | $36,314 | $739 | Verified |
| 2022 | $12,100,340 | $12,100,340 | — | −$12,062,684 | $37,656 | $37,656 | $877 | Verified |
| 2021 | $6,914,480 | $6,914,480 | — | — | $6,914,480 | $6,914,480 | $928 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -25.8% | -25.3% | 0.1% | Not available | Partial |
| 2025 | +15.4% | +1.3% | 0.1% | Not available | Partial |
| 2024 | +85.7% ! | -0.5% | 0.2% | No billing data | Verified |
| 2023 | -0.0% | -3.6% | 0.3% | No billing data | Verified |
| 2022 | +75.0% | -99.5% | 0.3% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +274.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -25.8% | +30.1% | +12.3% | +85.7% | 2024 | -25.8% | 2026 |
| Assessment Ratio | 0.1% | 16.8% | — | 100.0% | 2021 | 0.1% | 2025 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$796 | $821 | ~$549,362 | $928 | 2021 | $739 | 2023 |
Market value changed by 86% 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 | ~$21,608,298 | ~$21,608,298 | ~2.1366% | ~$461,685 | +12.3% |
| 2028 | ~$24,265,272 | ~$24,265,272 | ~2.0705% | ~$502,422 | +26.1% |
| 2029 | ~$27,248,949 | ~$27,248,949 | ~2.0045% | ~$546,196 | +41.6% |
| 2030 | ~$30,599,502 | ~$30,599,502 | ~1.9384% | ~$593,138 | +59.0% |
| 2031 | ~$34,362,041 | ~$34,362,041 | ~1.8723% | ~$643,367 | +78.6% |
| 2027 | ~$21,223,453 | ~$21,223,453 | ~2.2027% | ~$467,486 | +10.3% |
| 2028 | ~$23,408,637 | ~$23,408,637 | ~2.2027% | ~$515,619 | +21.7% |
| 2029 | ~$25,818,809 | ~$25,818,809 | ~2.2027% | ~$568,707 | +34.2% |
| 2030 | ~$28,477,134 | ~$28,477,134 | ~2.2027% | ~$627,262 | +48.0% |
| 2031 | ~$31,409,163 | ~$31,409,163 | ~2.2027% | ~$691,845 | +63.2% |
| 2027 | ~$21,993,143 | ~$21,993,143 | ~2.1036% | ~$462,642 | +14.3% |
| 2028 | ~$25,137,301 | ~$25,137,301 | ~2.0045% | ~$503,868 | +30.6% |
| 2029 | ~$28,730,949 | ~$28,730,949 | ~1.9054% | ~$547,426 | +49.3% |
| 2030 | ~$32,838,349 | ~$32,838,349 | ~1.8062% | ~$593,141 | +70.7% |
| 2031 | ~$37,532,946 | ~$37,532,946 | ~1.7071% | ~$640,738 | +95.1% |
In 2025, this property's market value of $25,919,175 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 46× the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $25,919,175 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $22,463,285 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $12,095,615 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $12,100,340 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $6,914,480 | $105,498 | $286,444 | $607,111 | ↑ 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 | — |