BITTING SCHOOL RD TX 78653
| Owner | 3 CREEKS FARM LP |
|---|---|
| Parcel ID | 0226900320 |
| Short ID | 724522 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 4,394,812 SF |
| Acres | 100.891 |
| Year Built | — |
| Legal | ABS 1 SUR 22 ALEXANDER A ACR 100.8910 (1-d-1w) |
| Neighborhood | _RGN307 |
| Land | $3,531,139 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,531,139 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,531,139 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,531,139 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,521,880 |
| Net Appraised (assessed) | $9,259 |
| Taxable Value | $9,259 |
|---|
Appreciation: Market value has risen +406.4% from $697,314 (2021) to $3,531,139 (2025), a CAGR of 50.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. 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 1.7787% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $165. Manor ISD is the largest single contributor, at 60.8% of the total 2025 levy.
Assessment Gap: Assessed value ($9,259) is $3,521,880 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 ($3,531,139 land vs $0 improvements), about $1/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 $3,531,139, 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 +31.5% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $11,834,320 by 2031, with an estimated annual tax burden around $173,909. 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% | $100.13 | $100.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $34.80 | $34.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10.93 | $10.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9.57 | $9.57 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $9.26 | $9.26 | Paid |
| Combined Rate | 2.0260% | 1.9676% | 1.6882% | 1.7351% | 1.7787% | +0.0436% | $164.69 | $164.69 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IMA Manor ISD | 1.0814% | $100.13 | 60.8% |
| TCO Travis County | 0.3758% | $34.80 | 21.1% |
| THD Travis Central Health | 0.1180% | $10.93 | 6.6% |
| ACT Austin Community College | 0.1034% | $9.57 | 5.8% |
| E12 Travis County ESD # 12 | 0.1000% | $9.26 | 5.6% |
| Total | 1.7787% | $164.69 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,013,650 | $3,531,139 | -14.7% |
| Assessed Value | $8,472 | $9,259 | -8.5% |
| Land Value | $3,013,650 | $3,531,139 | -14.7% |
| Improvement Value | — | — | — |
| Taxable Value | $8,472 | $9,259 | -8.5% |
| HS Cap Loss | -$3,005,178 | — | |
| Total Tax 2026 = estimate |
~$151
Estimated
|
~$165
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,013,650 | $3,013,650 | — | −$3,005,178 | $8,472 | $8,472 | Not yet — post-cert | Preliminary |
| 2025 | $3,531,139 | $3,531,139 | — | −$3,521,880 | $9,259 | $9,259 | ~$165 | Partial |
| 2024 | $3,531,139 | $3,531,139 | — | −$3,522,820 | $8,319 | $8,319 | $144 | Verified |
| 2023 | $1,008,910 | $1,008,910 | — | −$1,000,389 | $8,521 | $8,521 | $144 | Verified |
| 2022 | $1,008,910 | $1,008,910 | — | −$1,000,681 | $8,229 | $8,229 | $162 | Verified |
| 2021 | $697,314 | — | — | −$689,792 | $7,522 | $7,522 | $152 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.7% | -8.5% | 0.3% | Not available | Partial |
| 2025 | +0.0% | +11.3% | 0.3% | Not available | Partial |
| 2024 | +250.0% ! | -2.4% | 0.2% | No billing data | Verified |
| 2023 | +0.0% | +3.5% | 0.8% | No billing data | Verified |
| 2022 | +44.7% | +9.4% | 0.8% | No billing data | Verified |
| 2021 | base year | — | 1.1% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +406.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.7% | +56.0% | +31.5% | +250.0% | 2024 | -14.7% | 2026 |
| Assessment Ratio | 0.3% | 0.6% | — | 1.1% | 2021 | 0.2% | 2024 |
| 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 |
$165 | $153 | ~$115,014 | $165 | 2025 | $144 | 2023 |
Market value changed by 250% 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 | ~$3,961,895 | ~$3,961,895 | ~1.7168% | ~$68,019 | +31.5% |
| 2028 | ~$5,208,504 | ~$5,208,504 | ~1.6550% | ~$86,201 | +72.8% |
| 2029 | ~$6,847,359 | ~$6,847,359 | ~1.5932% | ~$109,091 | +127.2% |
| 2030 | ~$9,001,880 | ~$9,001,880 | ~1.5314% | ~$137,851 | +198.7% |
| 2031 | ~$11,834,320 | ~$11,834,320 | ~1.4695% | ~$173,909 | +292.7% |
| 2027 | ~$3,901,622 | ~$3,901,622 | ~1.7787% | ~$69,397 | +29.5% |
| 2028 | ~$5,051,234 | ~$5,051,234 | ~1.7787% | ~$89,845 | +67.6% |
| 2029 | ~$6,539,579 | ~$6,539,579 | ~1.7787% | ~$116,317 | +117.0% |
| 2030 | ~$8,466,465 | ~$8,466,465 | ~1.7787% | ~$150,590 | +180.9% |
| 2031 | ~$10,961,108 | ~$10,961,108 | ~1.7787% | ~$194,962 | +263.7% |
| 2027 | ~$4,022,168 | ~$4,022,168 | ~1.6859% | ~$67,811 | +33.5% |
| 2028 | ~$5,368,185 | ~$5,368,185 | ~1.5932% | ~$85,525 | +78.1% |
| 2029 | ~$7,164,648 | ~$7,164,648 | ~1.5004% | ~$107,501 | +137.7% |
| 2030 | ~$9,562,296 | ~$9,562,296 | ~1.4077% | ~$134,609 | +217.3% |
| 2031 | ~$12,762,317 | ~$12,762,317 | ~1.3150% | ~$167,819 | +323.5% |
In 2025, this property's market value of $3,531,139 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 6× 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 | $3,531,139 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $3,531,139 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,008,910 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,008,910 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $697,314 | $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 | — |