3916 KELLAM RD TX 78617
| Owner | QT SOUTH LLC |
|---|---|
| Parcel ID | 0324490101 |
| Short ID | 935293 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 104,108 SF |
| Acres | 2.390 |
| Year Built | — |
| Legal | LOT 1 BLK A KELLAM SUBD |
| Neighborhood | 1SE3 |
| Land | $1,249,301 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,249,301 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,040,084 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,040,084 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,040,084 |
| Taxable Value | $1,040,084 |
|---|
Appreciation: Market value has risen +233.0% from $312,325 (2021) to $1,040,084 (2025), a CAGR of 35.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 1.7462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $18,162. Del Valle ISD is the largest single contributor, at 54.3% of the total 2025 levy.
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 120% of market value ($1,249,301 land vs $0 improvements), about $12/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 $1,040,084, 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 +31.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $4,997,208 by 2031, with an estimated annual tax burden around $72,904. 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% | $9,869.36 | $9,869.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,909.10 | $3,909.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,227.54 | $1,227.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,075.45 | $1,075.45 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,040.08 | $1,040.08 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,040.08 | $1,040.08 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $18,161.61 | $18,161.61 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $9,869.36 | 54.3% |
| TCO Travis County | 0.3758% | $3,909.10 | 21.5% |
| THD Travis Central Health | 0.1180% | $1,227.54 | 6.8% |
| ACT Austin Community College | 0.1034% | $1,075.45 | 5.9% |
| E11 Travis County ESD # 11 | 0.1000% | $1,040.08 | 5.7% |
| E15 Travis County ESD # 15 | 0.1000% | $1,040.08 | 5.7% |
| Total | 1.7462% | $18,161.61 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,249,301 | $1,040,084 | +20.1% |
| Assessed Value | $1,248,101 | $1,040,084 | +20.0% |
| Land Value | $1,249,301 | $1,249,301 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,248,101 | $1,040,084 | +20.0% |
| HS Cap Loss | -$1,200 | — | |
| Total Tax 2026 = estimate |
~$21,794
Estimated
|
~$18,162
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,249,301 | $1,249,301 | — | −$1,200 | $1,248,101 | $1,248,101 | Not yet — post-cert | Preliminary |
| 2025 | $1,040,084 | $1,249,301 | — | — | $1,040,084 | $1,040,084 | ~$18,162 | Partial |
| 2024 | $1,040,084 | $1,249,301 | — | — | $1,040,084 | $1,040,084 | $18,208 | Verified |
| 2023 | $1,249,301 | $1,249,301 | — | — | $1,249,301 | $1,249,301 | $17,752 | Verified |
| 2022 | $800,000 | $1,249,301 | — | — | $800,000 | $800,000 | $15,120 | Verified |
| 2021 | $312,325 | $312,325 | — | — | $312,325 | $312,325 | $6,171 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.1% | +20.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -16.7% | -16.7% | ~100% | No billing data | Verified |
| 2023 | +56.2% | +56.2% | ~100% | No billing data | Verified |
| 2022 | +156.1% ! | +156.1% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +233.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +20.1% | +43.1% | +32.0% | +156.1% | 2022 | -16.7% | 2024 |
| Assessment Ratio | 99.9% | 100.0% | — | 100.0% | 2021 | 99.9% | 2026 |
| Effective Tax Rate (2025) | 1.7500% | 1.7500% | — | 1.7500% | 2025 | 1.7500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,162 | $15,083 | ~$47,765 | $18,208 | 2024 | $6,171 | 2021 |
Market value changed by 156% 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 | ~$1,648,463 | ~$1,648,463 | ~1.6887% | ~$27,838 | +32.0% |
| 2028 | ~$2,175,160 | ~$2,175,160 | ~1.6313% | ~$35,483 | +74.1% |
| 2029 | ~$2,870,141 | ~$2,870,141 | ~1.5738% | ~$45,171 | +129.7% |
| 2030 | ~$3,787,175 | ~$3,787,175 | ~1.5164% | ~$57,427 | +203.1% |
| 2031 | ~$4,997,208 | ~$4,997,208 | ~1.4589% | ~$72,904 | +300.0% |
| 2027 | ~$1,623,477 | ~$1,623,477 | ~1.7462% | ~$28,349 | +30.0% |
| 2028 | ~$2,109,721 | ~$2,109,721 | ~1.7462% | ~$36,839 | +68.9% |
| 2029 | ~$2,741,600 | ~$2,741,600 | ~1.7462% | ~$47,873 | +119.5% |
| 2030 | ~$3,562,731 | ~$3,562,731 | ~1.7462% | ~$62,211 | +185.2% |
| 2031 | ~$4,629,798 | ~$4,629,798 | ~1.7462% | ~$80,844 | +270.6% |
| 2027 | ~$1,673,449 | ~$1,673,449 | ~1.6600% | ~$27,779 | +34.0% |
| 2028 | ~$2,241,598 | ~$2,241,598 | ~1.5738% | ~$35,278 | +79.4% |
| 2029 | ~$3,002,639 | ~$3,002,639 | ~1.4876% | ~$44,668 | +140.3% |
| 2030 | ~$4,022,060 | ~$4,022,060 | ~1.4015% | ~$56,367 | +221.9% |
| 2031 | ~$5,387,581 | ~$5,387,581 | ~1.3153% | ~$70,861 | +331.2% |
In 2025, this property's market value of $1,040,084 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× 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 | $1,040,084 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,040,084 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,249,301 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $800,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $312,325 | $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 | — |