AUSARINA TRCE 78617
| Owner | IBARRA SAUL IVANN JR & |
|---|---|
| Parcel ID | 0328480412 |
| Short ID | 979570 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 4,247 SF |
| Acres | 0.097 |
| Year Built | — |
| Legal | LONGVIEW PHS 1 BLK 29 LOT 12 |
| Neighborhood | G0340 |
| Land | $46,988 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $46,988 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $37,590 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $37,590 |
| Value Limitation Adjustment (−) (homestead cap) | −$8,790 |
| Net Appraised (assessed) | $28,800 |
| Taxable Value | $28,800 |
|---|
Appreciation: Market value has risen +56.6% from $24,000 (2024) to $37,590 (2025), a CAGR of 56.6% over 1 year. 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.
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 $503. P11D is the largest single contributor, at 81.3% of the total 2025 levy.
Assessment Gap: Assessed value ($28,800) is $8,790 below market value, suggesting potential for an upward assessment in future years.
Asset Class: O. 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 ($46,988 land vs $0 improvements), about $11/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.
Forward Outlook: Holding the +251.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $158,284,936 by 2031, with an estimated annual tax burden around $2,309,226. 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 |
|---|---|---|---|---|---|---|---|---|---|
| P11D | — | — | — | — | — | — | $2,186.65 | $2,186.65 | Paid |
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $273.28 | $273.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $108.24 | $108.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $33.99 | $33.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $29.78 | $29.78 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $28.80 | $28.80 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $28.80 | $28.80 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $2,689.54 | $2,689.54 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| P11D | — | $2,186.65 | 81.3% |
| IDV Del Valle ISD | 0.9489% | $273.28 | 10.2% |
| TCO Travis County | 0.3758% | $108.24 | 4.0% |
| THD Travis Central Health | 0.1180% | $33.99 | 1.3% |
| ACT Austin Community College | 0.1034% | $29.78 | 1.1% |
| E15 Travis County ESD # 15 | 0.1000% | $28.80 | 1.1% |
| E11 Travis County ESD # 11 | 0.1000% | $28.80 | 1.1% |
| Total | 1.7462% 6 of 7 | $2,689.54 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $296,087 | $37,590 | +687.7% |
| Assessed Value | $296,087 | $28,800 | +928.1% |
| Land Value | $46,988 | $46,988 | +0.0% |
| Improvement Value | $249,099 | — | — |
| Taxable Value | $296,087 | $28,800 | +928.1% |
| Total Tax 2026 = estimate |
~$5,170
Estimated
|
~$2,690
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $296,087 | $46,988 | $249,099 | — | $296,087 | $296,087 | Not yet — post-cert | Preliminary |
| 2025 | $37,590 | $46,988 | — | −$8,790 | $28,800 | $28,800 | ~$2,690 | Partial |
| 2024 | $24,000 | $30,000 | — | — | $24,000 | $24,000 | $3,003 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +687.7% ! | +928.1% | ~100% | Not available | Partial |
| 2025 | +56.6% | +20.0% | 76.6% | Not available | Partial |
| 2024 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +56.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +687.7% | +372.2% | +251.2% | +687.7% | 2026 | +56.6% | 2025 |
| Assessment Ratio | 100.0% | 92.2% | — | 100.0% | 2024 | 76.6% | 2025 |
| Effective Tax Rate (2025) | 7.1500% | 7.1500% | — | 7.1500% | 2025 | 7.1500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,690 | $2,846 | ~$654,327 | $3,003 | 2024 | $2,690 | 2025 |
Market value changed by 688% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,039,976 | ~$1,039,976 | ~1.6887% | ~$17,562 | +251.2% |
| 2028 | ~$3,652,813 | ~$3,652,813 | ~1.6313% | ~$59,587 | +1133.7% |
| 2029 | ~$12,830,143 | ~$12,830,143 | ~1.5738% | ~$201,922 | +4233.2% |
| 2030 | ~$45,064,602 | ~$45,064,602 | ~1.5164% | ~$683,340 | +15120.1% |
| 2031 | ~$158,284,936 | ~$158,284,936 | ~1.4589% | ~$2,309,226 | +53358.9% |
| 2027 | ~$1,034,054 | ~$1,034,054 | ~1.7462% | ~$18,056 | +249.2% |
| 2028 | ~$3,611,332 | ~$3,611,332 | ~1.7462% | ~$63,060 | +1119.7% |
| 2029 | ~$12,612,220 | ~$12,612,220 | ~1.7462% | ~$220,231 | +4159.6% |
| 2030 | ~$44,046,924 | ~$44,046,924 | ~1.7462% | ~$769,133 | +14776.3% |
| 2031 | ~$153,829,505 | ~$153,829,505 | ~1.7462% | ~$2,686,122 | +51854.2% |
| 2027 | ~$1,045,898 | ~$1,045,898 | ~1.6600% | ~$17,362 | +253.2% |
| 2028 | ~$3,694,530 | ~$3,694,530 | ~1.5738% | ~$58,145 | +1147.8% |
| 2029 | ~$13,050,562 | ~$13,050,562 | ~1.4876% | ~$194,144 | +4307.7% |
| 2030 | ~$46,099,813 | ~$46,099,813 | ~1.4015% | ~$646,067 | +15469.7% |
| 2031 | ~$162,843,010 | ~$162,843,010 | ~1.3153% | ~$2,141,829 | +54898.4% |
| 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 | 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 | 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 | — |