BOIS D ARC LN TX 78653
| Owner | JOHNSON CRAIG & TAMMY |
|---|---|
| Parcel ID | 0242800265 |
| Short ID | 500922 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 265,498 SF |
| Acres | 6.095 |
| Year Built | — |
| Legal | LOT 2 BLK A DUFFY SUBD |
| Neighborhood | _RGN312 |
| Land | $390,197 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $390,197 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $390,197 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $390,197 |
| Value Limitation Adjustment (−) (homestead cap) | −$96,054 |
| Net Appraised (assessed) | $294,143 |
| Taxable Value | $294,143 |
|---|
Appreciation: Market value has risen +247.8% from $112,195 (2021) to $390,197 (2025), a CAGR of 36.6% 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 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 1.7787% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,232. Manor ISD is the largest single contributor, at 60.8% of the total 2025 levy.
Assessment Gap: Assessed value ($294,143) is $96,054 below market value, suggesting potential for an upward assessment in future years.
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 ($390,197 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 $390,197, 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 +27.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,296,403 by 2031, with an estimated annual tax burden around $19,051. 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% | $3,180.86 | $3,180.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,105.52 | $1,105.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $347.16 | $347.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $304.14 | $304.14 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $294.14 | $294.14 | Paid |
| Combined Rate | 2.0260% | 1.9676% | 1.6882% | 1.7351% | 1.7787% | +0.0436% | $5,231.82 | $5,231.82 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IMA Manor ISD | 1.0814% | $3,180.86 | 60.8% |
| TCO Travis County | 0.3758% | $1,105.52 | 21.1% |
| THD Travis Central Health | 0.1180% | $347.16 | 6.6% |
| ACT Austin Community College | 0.1034% | $304.14 | 5.8% |
| E12 Travis County ESD # 12 | 0.1000% | $294.14 | 5.6% |
| Total | 1.7787% | $5,231.82 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $381,379 | $390,197 | -2.3% |
| Assessed Value | $352,972 | $294,143 | +20.0% |
| Land Value | $381,379 | $390,197 | -2.3% |
| Improvement Value | — | — | — |
| Taxable Value | $352,972 | $294,143 | +20.0% |
| HS Cap Loss | -$28,407 | — | |
| Total Tax 2026 = estimate |
~$6,278
Estimated
|
~$5,232
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $381,379 | $381,379 | — | −$28,407 | $352,972 | $352,972 | Not yet — post-cert | Preliminary |
| 2025 | $390,197 | $390,197 | — | −$96,054 | $294,143 | $294,143 | ~$5,232 | Partial |
| 2024 | $390,197 | $390,197 | — | −$145,078 | $245,119 | $245,119 | $4,253 | Verified |
| 2023 | $204,266 | $204,266 | — | — | $204,266 | $204,266 | $3,449 | Verified |
| 2022 | $204,266 | $204,266 | — | — | $204,266 | $204,266 | $4,019 | Verified |
| 2021 | $112,195 | $112,195 | — | — | $112,195 | $112,195 | $2,273 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.3% | +20.0% | 92.6% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 75.4% | Not available | Partial |
| 2024 | +91.0% ! | +20.0% | 62.8% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +82.1% ! | +82.1% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +247.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.3% | +34.2% | +27.7% | +91.0% | 2024 | -2.3% | 2026 |
| Assessment Ratio | 92.6% | 88.5% | — | 100.0% | 2021 | 62.8% | 2024 |
| Effective Tax Rate (2025) | 1.3400% | 1.3400% | — | 1.3400% | 2025 | 1.3400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,232 | $3,845 | ~$13,183 | $5,232 | 2025 | $2,273 | 2021 |
Market value changed by 82% 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 | ~$487,117 | ~$487,117 | ~1.7168% | ~$8,363 | +27.7% |
| 2028 | ~$622,171 | ~$622,171 | ~1.6550% | ~$10,297 | +63.1% |
| 2029 | ~$794,670 | ~$794,670 | ~1.5932% | ~$12,661 | +108.4% |
| 2030 | ~$1,014,994 | ~$1,014,994 | ~1.5314% | ~$15,543 | +166.1% |
| 2031 | ~$1,296,403 | ~$1,296,403 | ~1.4695% | ~$19,051 | +239.9% |
| 2027 | ~$479,490 | ~$479,490 | ~1.7787% | ~$8,529 | +25.7% |
| 2028 | ~$602,839 | ~$602,839 | ~1.7787% | ~$10,723 | +58.1% |
| 2029 | ~$757,921 | ~$757,921 | ~1.7787% | ~$13,481 | +98.7% |
| 2030 | ~$952,898 | ~$952,898 | ~1.7787% | ~$16,949 | +149.9% |
| 2031 | ~$1,198,033 | ~$1,198,033 | ~1.7787% | ~$21,309 | +214.1% |
| 2027 | ~$494,745 | ~$494,745 | ~1.6859% | ~$8,341 | +29.7% |
| 2028 | ~$641,809 | ~$641,809 | ~1.5932% | ~$10,225 | +68.3% |
| 2029 | ~$832,588 | ~$832,588 | ~1.5004% | ~$12,493 | +118.3% |
| 2030 | ~$1,080,076 | ~$1,080,076 | ~1.4077% | ~$15,204 | +183.2% |
| 2031 | ~$1,401,131 | ~$1,401,131 | ~1.3150% | ~$18,424 | +267.4% |
In 2025, this property's market value of $390,197 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 | $390,197 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $390,197 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $204,266 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $204,266 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $112,195 | $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 | — |