RIDING DR 78660
| Owner | WISCHERMAN MELISSA |
|---|---|
| Parcel ID | 0256380518 |
| Short ID | 972554 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 4,608 SF |
| Acres | 0.106 |
| Year Built | — |
| Legal | HOWARD LANE PHS 1 BLK E LOT 7 |
| Neighborhood | A5850 |
| Land | $92,027 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $92,027 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $73,622 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $73,622 |
| Value Limitation Adjustment (−) (homestead cap) | −$25,622 |
| Net Appraised (assessed) | $48,000 |
| Taxable Value | $48,000 |
|---|
Appreciation: Market value has risen +194.5% from $25,000 (2023) to $73,622 (2025), a CAGR of 71.6% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 +18.1%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 0.6171% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $296. Travis County is the largest single contributor, at 59.2% of the total 2025 levy.
Assessment Gap: Assessed value ($48,000) is $25,622 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 125% of market value ($92,027 land vs $0 improvements), about $20/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 $73,622, this parcel sits in the lower-middle (25th–50th 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 +125.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $16,638,950 by 2031, with an estimated annual tax burden around $2,919. 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $88.01 | $88.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $27.64 | $27.64 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $24.89 | $24.89 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $8.18 | $8.18 | Paid |
| Combined Rate | 0.6042% | 0.5214% | 0.5056% | 0.5833% | 0.6171% | +0.0338% | $148.72 | $148.72 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| TCO Travis County | 0.3758% | $88.01 | 59.2% |
| THD Travis Central Health | 0.1180% | $27.64 | 18.6% |
| E02 Travis County ESD # 02 | 0.0928% | $24.89 | 16.7% |
| E17 Travis County ESD #17 | 0.0305% | $8.18 | 5.5% |
| Total | 0.6171% | $148.72 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $286,177 | $73,622 | +288.7% |
| Assessed Value | $286,177 | $48,000 | +496.2% |
| Land Value | $98,693 | $92,027 | +7.2% |
| Improvement Value | $187,484 | — | — |
| Taxable Value | — | $48,000 | — |
| Exemptions | HS,DVHS | VH | |
| Total Tax | Pending certification |
~$149
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $286,177 | $98,693 | $187,484 | — | $286,177 | $— | Not yet — post-cert | Preliminary |
| 2025 | $73,622 | $92,027 | — | −$25,622 | $48,000 | $48,000 | ~$149 | Partial |
| 2024 | $50,000 | $50,000 | — | — | $50,000 | $50,000 | $845 | Verified |
| 2023 | $25,000 | $25,000 | — | — | $25,000 | $25,000 | $404 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +288.7% ! | +496.2% | ~100% | Not available | Partial |
| 2025 | +47.2% | -4.0% | 65.2% | Not available | Partial |
| 2024 | +100.0% ! | +100.0% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +194.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +288.7% | +145.3% | +125.4% | +288.7% | 2026 | +47.2% | 2025 |
| Assessment Ratio | 100.0% | 91.3% | — | 100.0% | 2023 | 65.2% | 2025 |
| Effective Tax Rate (2025) | 0.2000% | 0.2000% | — | 0.2000% | 2025 | 0.2000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$149 | $466 | ~$2,412 | $845 | 2024 | $149 | 2025 |
Market value changed by 100% 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 | ~$644,960 | ~$314,795 | ~0.6204% | ~$1,953 | +125.4% |
| 2028 | ~$1,453,554 | ~$346,274 | ~0.6236% | ~$2,159 | +407.9% |
| 2029 | ~$3,275,891 | ~$380,902 | ~0.6268% | ~$2,388 | +1044.7% |
| 2030 | ~$7,382,912 | ~$418,992 | ~0.6301% | ~$2,640 | +2479.8% |
| 2031 | ~$16,638,950 | ~$460,891 | ~0.6333% | ~$2,919 | +5714.2% |
| 2027 | ~$639,237 | ~$314,795 | ~0.6171% | ~$1,943 | +123.4% |
| 2028 | ~$1,427,870 | ~$346,274 | ~0.6171% | ~$2,137 | +398.9% |
| 2029 | ~$3,189,449 | ~$380,902 | ~0.6171% | ~$2,351 | +1014.5% |
| 2030 | ~$7,124,309 | ~$418,992 | ~0.6171% | ~$2,586 | +2389.5% |
| 2031 | ~$15,913,647 | ~$460,891 | ~0.6171% | ~$2,844 | +5460.8% |
| 2027 | ~$650,684 | ~$314,795 | ~0.6220% | ~$1,958 | +127.4% |
| 2028 | ~$1,479,467 | ~$346,274 | ~0.6268% | ~$2,171 | +417.0% |
| 2029 | ~$3,363,881 | ~$380,902 | ~0.6317% | ~$2,406 | +1075.5% |
| 2030 | ~$7,648,492 | ~$418,992 | ~0.6366% | ~$2,667 | +2572.6% |
| 2031 | ~$17,390,462 | ~$460,891 | ~0.6414% | ~$2,956 | +5976.8% |
In 2025, this property's market value of $73,622 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -13% 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 | $73,622 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $50,000 | $23,000 | $66,000 | $328,966 | ↓ Below median | +0.0% |
| 2023 | $25,000 | $24,692 | $71,500 | $270,000 | ↓ Below median | +0.0% |
| 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 | 2023–2024 | 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 | 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 | — |