13001 HARRIS RIDGE BLVD TX 78753
| Owner | AUSTIN LY & NGUYEN LP |
|---|---|
| Parcel ID | 0258301038 |
| Short ID | 937458 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 134,938 SF |
| Acres | 3.098 |
| Year Built | — |
| Legal | LOT 4 LY & NGUYEN SUBD RSB OF AMD |
| Neighborhood | 1NE2 |
| Land | $1,349,380 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,349,380 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,214,442 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,214,442 |
| Value Limitation Adjustment (−) (homestead cap) | −$5,468 |
| Net Appraised (assessed) | $1,208,974 |
| Taxable Value | $1,208,974 |
|---|
Appreciation: Market value has risen +50.0% from $809,628 (2021) to $1,214,442 (2025), a CAGR of 10.7% 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 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $26,938. Pflugerville ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Assessment Gap: Assessed value ($1,208,974) is $5,468 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 111% of market value ($1,349,380 land vs $0 improvements), about $10/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 $1,214,442, 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 +10.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,248,967 by 2031, with an estimated annual tax burden around $42,386. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $13,382.13 | $13,382.13 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,335.23 | $6,335.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,543.87 | $4,543.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,426.87 | $1,426.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,250.08 | $1,250.08 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $26,938.18 | $26,938.18 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IPF Pflugerville ISD | 1.1069% | $13,382.13 | 49.7% |
| CAT City of Austin | 0.5240% | $6,335.23 | 23.5% |
| TCO Travis County | 0.3758% | $4,543.87 | 16.9% |
| THD Travis Central Health | 0.1180% | $1,426.87 | 5.3% |
| ACT Austin Community College | 0.1034% | $1,250.08 | 4.6% |
| Total | 2.2282% | $26,938.18 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,349,380 | $1,214,442 | +11.1% |
| Assessed Value | $1,349,380 | $1,208,974 | +11.6% |
| Land Value | $1,349,380 | $1,349,380 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,349,380 | $1,208,974 | +11.6% |
| Total Tax 2026 = estimate |
~$30,067
Estimated
|
~$26,938
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,349,380 | $1,349,380 | — | — | $1,349,380 | $1,349,380 | Not yet — post-cert | Preliminary |
| 2025 | $1,214,442 | $1,349,380 | — | −$5,468 | $1,208,974 | $1,208,974 | ~$26,938 | Partial |
| 2024 | $1,349,380 | $1,349,380 | — | −$341,902 | $1,007,478 | $1,007,478 | $21,542 | Verified |
| 2023 | $839,565 | $809,628 | $29,937 | — | $839,565 | $839,565 | $17,286 | Verified |
| 2022 | $831,178 | $809,628 | $21,550 | — | $831,178 | $831,178 | $18,643 | Verified |
| 2021 | $809,628 | $809,628 | — | — | $809,628 | $809,628 | $20,265 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.1% | +11.6% | ~100% | Not available | Partial |
| 2025 | -10.0% | +20.0% | ~100% | Not available | Partial |
| 2024 | +60.7% | +20.0% | 74.7% | No billing data | Verified |
| 2023 | +1.0% | +1.0% | ~100% | No billing data | Verified |
| 2022 | +2.7% | +2.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +50.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.1% | +13.1% | +10.8% | +60.7% | 2024 | -10.0% | 2025 |
| Assessment Ratio | 100.0% | 95.7% | — | 100.0% | 2021 | 74.7% | 2024 |
| Effective Tax Rate (2025) | 2.2200% | 2.2200% | — | 2.2200% | 2025 | 2.2200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$26,938 | $20,935 | ~$37,201 | $26,938 | 2025 | $17,286 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,494,528 | ~$1,494,528 | ~2.1595% | ~$32,274 | +10.8% |
| 2028 | ~$1,655,289 | ~$1,655,289 | ~2.0908% | ~$34,609 | +22.7% |
| 2029 | ~$1,833,342 | ~$1,833,342 | ~2.0221% | ~$37,072 | +35.9% |
| 2030 | ~$2,030,548 | ~$2,030,548 | ~1.9534% | ~$39,665 | +50.5% |
| 2031 | ~$2,248,967 | ~$2,248,967 | ~1.8847% | ~$42,386 | +66.7% |
| 2027 | ~$1,467,540 | ~$1,467,540 | ~2.2282% | ~$32,700 | +8.8% |
| 2028 | ~$1,596,047 | ~$1,596,047 | ~2.2282% | ~$35,563 | +18.3% |
| 2029 | ~$1,735,807 | ~$1,735,807 | ~2.2282% | ~$38,677 | +28.6% |
| 2030 | ~$1,887,806 | ~$1,887,806 | ~2.2282% | ~$42,064 | +39.9% |
| 2031 | ~$2,053,114 | ~$2,053,114 | ~2.2282% | ~$45,747 | +52.2% |
| 2027 | ~$1,521,515 | ~$1,521,515 | ~2.1251% | ~$32,334 | +12.8% |
| 2028 | ~$1,715,610 | ~$1,715,610 | ~2.0221% | ~$34,691 | +27.1% |
| 2029 | ~$1,934,464 | ~$1,934,464 | ~1.9190% | ~$37,123 | +43.4% |
| 2030 | ~$2,181,236 | ~$2,181,236 | ~1.8160% | ~$39,611 | +61.6% |
| 2031 | ~$2,459,488 | ~$2,459,488 | ~1.7129% | ~$42,130 | +82.3% |
In 2025, this property's market value of $1,214,442 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 14× 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 | $1,214,442 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,349,380 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $839,565 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $831,178 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $809,628 | $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 | — |