ABS 63 SUR 62 BACON S ACR 3.711 (1-D-1)
| Owner | ENFIELD PARTNERS LLC ETAL |
|---|---|
| Parcel ID | 0247690801 |
| Short ID | 963248 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 161,651 SF |
| Acres | 3.711 |
| Year Built | — |
| Legal | ABS 63 SUR 62 BACON S ACR 3.711 (1-D-1) |
| Neighborhood | _BACRE |
| Land | $278,325 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $278,325 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $278,325 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $278,325 |
| Value Limitation Adjustment (−) (homestead cap) | −$277,126 |
| Net Appraised (assessed) | $1,199 |
| Taxable Value | $1,199 |
|---|
Appreciation: Market value has risen +114.3% from $129,885 (2022) to $278,325 (2025), a CAGR of 28.9% over 3 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 +34.6%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.6324% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $32. Manor ISD is the largest single contributor, at 41.1% of the total 2025 levy.
Assessment Gap: Assessed value ($1,199) is $277,126 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 ($278,325 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 $278,325, this parcel sits in the lower-middle (25th–50th 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 +21.0% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $721,595 by 2031, with an estimated annual tax burden around $17,405. 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% | $12.97 | $12.97 | Paid |
| CMA City of Manor | 0.7827% | 0.7470% | 0.6789% | 0.8537% | 0.8537% | +0.0000% | $10.24 | $10.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4.51 | $4.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1.42 | $1.42 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1.24 | $1.24 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $1.20 | $1.20 | Paid |
| Combined Rate | 2.8087% | 2.7146% | 2.3671% | 2.5888% | 2.6324% | +0.0436% | $31.58 | $31.58 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IMA Manor ISD | 1.0814% | $12.97 | 41.1% |
| CMA City of Manor | 0.8537% | $10.24 | 32.4% |
| TCO Travis County | 0.3758% | $4.51 | 14.3% |
| THD Travis Central Health | 0.1180% | $1.42 | 4.5% |
| ACT Austin Community College | 0.1034% | $1.24 | 3.9% |
| E12 Travis County ESD # 12 | 0.1000% | $1.20 | 3.8% |
| Total | 2.6324% | $31.58 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $278,325 | $278,325 | +0.0% |
| Assessed Value | $1,230 | $1,199 | +2.6% |
| Land Value | $278,325 | $278,325 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,230 | $1,199 | +2.6% |
| HS Cap Loss | -$277,095 | — | |
| Total Tax 2026 = estimate |
~$32
Estimated
|
~$32
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $278,325 | $278,325 | — | −$277,095 | $1,230 | $1,230 | Not yet — post-cert | Preliminary |
| 2025 | $278,325 | $278,325 | — | −$277,126 | $1,199 | $1,199 | ~$32 | Partial |
| 2024 | $278,325 | $278,325 | — | −$277,228 | $1,097 | $1,097 | $28 | Verified |
| 2023 | $129,885 | $129,885 | — | −$128,667 | $1,218 | $1,218 | $21 | Verified |
| 2022 | $129,885 | $129,885 | — | −$128,641 | $1,244 | $1,244 | $24 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +2.6% | 0.4% | Not available | Partial |
| 2025 | +0.0% | +9.3% | 0.4% | Not available | Partial |
| 2024 | +114.3% ! | -9.9% | 0.4% | No billing data | Verified |
| 2023 | +0.0% | -2.1% | 0.9% | No billing data | Verified |
| 2022 | base year | — | 1.0% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +114.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +28.6% | +21.0% | +114.3% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 0.4% | 0.6% | — | 1.0% | 2022 | 0.4% | 2024 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$32 | $26 | ~$12,692 | $32 | 2025 | $21 | 2023 |
Market value changed by 114% 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 | ~$336,745 | ~$336,745 | ~2.5883% | ~$8,716 | +21.0% |
| 2028 | ~$407,426 | ~$407,426 | ~2.5442% | ~$10,366 | +46.4% |
| 2029 | ~$492,943 | ~$492,943 | ~2.5001% | ~$12,324 | +77.1% |
| 2030 | ~$596,411 | ~$596,411 | ~2.4561% | ~$14,648 | +114.3% |
| 2031 | ~$721,595 | ~$721,595 | ~2.4120% | ~$17,405 | +159.3% |
| 2027 | ~$331,178 | ~$331,178 | ~2.6324% | ~$8,718 | +19.0% |
| 2028 | ~$394,068 | ~$394,068 | ~2.6324% | ~$10,373 | +41.6% |
| 2029 | ~$468,900 | ~$468,900 | ~2.6324% | ~$12,343 | +68.5% |
| 2030 | ~$557,942 | ~$557,942 | ~2.6324% | ~$14,687 | +100.5% |
| 2031 | ~$663,894 | ~$663,894 | ~2.6324% | ~$17,476 | +138.5% |
| 2027 | ~$342,311 | ~$342,311 | ~2.5663% | ~$8,785 | +23.0% |
| 2028 | ~$421,007 | ~$421,007 | ~2.5001% | ~$10,526 | +51.3% |
| 2029 | ~$517,795 | ~$517,795 | ~2.4340% | ~$12,603 | +86.0% |
| 2030 | ~$636,835 | ~$636,835 | ~2.3679% | ~$15,080 | +128.8% |
| 2031 | ~$783,241 | ~$783,241 | ~2.3018% | ~$18,029 | +181.4% |
In 2025, this property's market value of $278,325 places it in the 25th–50th percentile for Agricultural properties in Travis County (7602 comparable) — -50% below 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 | $278,325 | $179,824 | $561,432 | $1,355,511 | ↓ Below median | +0.0% |
| 2024 | $278,325 | $193,498 | $574,650 | $1,361,070 | ↓ Below median | +23.7% |
| 2023 | $129,885 | $150,007 | $423,072 | $1,000,412 | ↓ Bottom 25% | +0.0% |
| 2022 | $129,885 | $166,375 | $416,994 | $932,726 | ↓ Bottom 25% | +46.1% |
| 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 | 2022–2024 | 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 | 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 | — |