20903 SANDY BROWN LN TX 78653
| Owner | TIPPLE RICK L & BARBARA |
|---|---|
| Parcel ID | 0307800222 |
| Short ID | 288786 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 217,800 SF |
| Acres | 5.000 |
| Year Built | — |
| Legal | LOT 11B *(5.0 ACR) WEBBERWOOD SEC 2 |
| Neighborhood | B0510 |
| Land | $374,825 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $374,825 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $374,825 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $374,825 |
| Value Limitation Adjustment (−) (homestead cap) | −$14,933 |
| Net Appraised (assessed) | $359,892 |
| Taxable Value | $359,892 |
|---|
Appreciation: Market value has risen +28.6% from $291,400 (2021) to $374,825 (2025), a CAGR of 6.5% over 4 years. This represents moderate, steady growth. 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 6 taxing entities is 1.7967% in 2025 (-0.0217% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $6,466. Del Valle ISD is the largest single contributor, at 52.8% of the total 2025 levy.
Assessment Gap: Assessed value ($359,892) is $14,933 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 ($374,825 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 $374,825, 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 +5.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $482,134 by 2031, with an estimated annual tax burden around $6,868. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $3,415.02 | $3,415.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,352.64 | $1,352.64 | Paid |
| VWE Village of Webberville | 0.2185% | 0.1715% | 0.1700% | 0.1678% | 0.1505% | -0.0173% | $541.75 | $541.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $424.76 | $424.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $372.13 | $372.13 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $359.89 | $359.89 | Paid |
| Combined Rate | 2.0945% | 1.9717% | 1.7749% | 1.8184% | 1.7967% | -0.0217% | $6,466.19 | $6,466.19 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $3,415.02 | 52.8% |
| TCO Travis County | 0.3758% | $1,352.64 | 20.9% |
| VWE Village of Webberville | 0.1505% | $541.75 | 8.4% |
| THD Travis Central Health | 0.1180% | $424.76 | 6.6% |
| ACT Austin Community College | 0.1034% | $372.13 | 5.8% |
| E12 Travis County ESD # 12 | 0.1000% | $359.89 | 5.6% |
| Total | 1.7967% | $6,466.19 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $374,825 | $374,825 | +0.0% |
| Assessed Value | $374,825 | $359,892 | +4.1% |
| Land Value | $400,000 | $374,825 | +6.7% |
| Improvement Value | — | — | — |
| Taxable Value | $374,825 | $359,892 | +4.1% |
| Total Tax 2026 = estimate |
~$6,734
Estimated
|
~$6,466
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $374,825 | $400,000 | — | — | $374,825 | $374,825 | Not yet — post-cert | Preliminary |
| 2025 | $374,825 | $374,825 | — | −$14,933 | $359,892 | $359,892 | ~$6,466 | Partial |
| 2024 | $374,825 | $374,825 | — | −$74,915 | $299,910 | $299,910 | $5,454 | Verified |
| 2023 | $249,925 | $249,925 | — | — | $249,925 | $249,925 | $4,436 | Verified |
| 2022 | $249,925 | $249,925 | — | — | $249,925 | $249,925 | $4,928 | Verified |
| 2021 | $291,400 | $291,400 | — | — | $291,400 | $291,400 | $6,103 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +4.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 96.0% | Not available | Partial |
| 2024 | +50.0% | +20.0% | 80.0% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | -14.2% | -14.2% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +28.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +7.2% | +5.2% | +50.0% | 2024 | -14.2% | 2022 |
| Assessment Ratio | 100.0% | 96.0% | — | 100.0% | 2021 | 80.0% | 2024 |
| Effective Tax Rate (2025) | 1.7300% | 1.7300% | — | 1.7300% | 2025 | 1.7300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,466 | $5,477 | ~$6,844 | $6,466 | 2025 | $4,436 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$394,182 | ~$394,182 | ~1.7223% | ~$6,789 | +5.2% |
| 2028 | ~$414,538 | ~$414,538 | ~1.6478% | ~$6,831 | +10.6% |
| 2029 | ~$435,945 | ~$435,945 | ~1.5734% | ~$6,859 | +16.3% |
| 2030 | ~$458,458 | ~$458,458 | ~1.4989% | ~$6,872 | +22.3% |
| 2031 | ~$482,134 | ~$482,134 | ~1.4245% | ~$6,868 | +28.6% |
| 2027 | ~$386,685 | ~$386,685 | ~1.7967% | ~$6,948 | +3.2% |
| 2028 | ~$398,920 | ~$398,920 | ~1.7967% | ~$7,167 | +6.4% |
| 2029 | ~$411,543 | ~$411,543 | ~1.7967% | ~$7,394 | +9.8% |
| 2030 | ~$424,565 | ~$424,565 | ~1.7967% | ~$7,628 | +13.3% |
| 2031 | ~$437,999 | ~$437,999 | ~1.7967% | ~$7,870 | +16.9% |
| 2027 | ~$401,678 | ~$401,678 | ~1.6850% | ~$6,768 | +7.2% |
| 2028 | ~$430,455 | ~$430,455 | ~1.5734% | ~$6,773 | +14.8% |
| 2029 | ~$461,294 | ~$461,294 | ~1.4617% | ~$6,743 | +23.1% |
| 2030 | ~$494,341 | ~$494,341 | ~1.3500% | ~$6,674 | +31.9% |
| 2031 | ~$529,757 | ~$529,757 | ~1.2384% | ~$6,560 | +41.3% |
In 2025, this property's market value of $374,825 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $374,825 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $374,825 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $249,925 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $249,925 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $291,400 | $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 | — |