7604 TRANQUIL GLADE TRL TX 78744
| Owner | NICHO MARIA NELLA |
|---|---|
| Parcel ID | 0336080303 |
| Short ID | 937710 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 5,932 SF |
| Acres | 0.136 |
| Year Built | — |
| Legal | LOT 34 BLK B COLTON BLUFF PHS 1 |
| Neighborhood | H0850 |
| Land | $32,040 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $32,040 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $25,632 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $25,632 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $25,632 |
| Taxable Value | $25,632 |
|---|
Appreciation: Market value has risen +70.9% from $15,000 (2021) to $25,632 (2025), a CAGR of 14.3% over 4 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 +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.1213% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $287. City of Austin is the largest single contributor, at 46.7% 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 125% of market value ($32,040 land vs $0 improvements), about $5/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 $25,632, 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 +88.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $8,462,695 by 2031, with an estimated annual tax burden around $6,479. 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 |
|---|---|---|---|---|---|---|---|---|---|
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $122.39 | $122.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $87.79 | $87.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $27.57 | $27.57 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $24.21 | $24.21 | Paid |
| Combined Rate | 1.1150% | 0.9783% | 0.9497% | 1.0313% | 1.1213% | +0.0900% | $261.96 | $261.96 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| CAT City of Austin | 0.5240% | $122.39 | 46.7% |
| TCO Travis County | 0.3758% | $87.79 | 33.5% |
| THD Travis Central Health | 0.1180% | $27.57 | 10.5% |
| ACT Austin Community College | 0.1034% | $24.21 | 9.2% |
| Total | 1.1213% | $261.96 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $356,287 | $25,632 | +1290.0% |
| Assessed Value | $356,287 | $25,632 | +1290.0% |
| Land Value | $32,040 | $32,040 | +0.0% |
| Improvement Value | $324,247 | — | — |
| Taxable Value | $356,287 | $25,632 | +1290.0% |
| Exemptions | HS | H | |
| Total Tax 2026 = estimate |
~$3,995
Estimated
|
~$262
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $356,287 | $32,040 | $324,247 | — | $356,287 | $356,287 | Not yet — post-cert | Preliminary |
| 2025 | $25,632 | $32,040 | — | — | $25,632 | $25,632 | ~$262 | Partial |
| 2024 | $24,000 | $30,000 | — | — | $24,000 | $24,000 | $487 | Verified |
| 2023 | $24,000 | $30,000 | — | — | $24,000 | $24,000 | $469 | Verified |
| 2022 | $15,000 | $15,000 | — | — | $15,000 | $15,000 | $324 | Verified |
| 2021 | $15,000 | $15,000 | — | — | $15,000 | $15,000 | $348 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1290.0% ! | +1290.0% | ~100% | Not available | Partial |
| 2025 | +6.8% | +6.8% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +60.0% | +60.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +70.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1290.0% | +271.4% | +88.4% | +1290.0% | 2026 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.0200% | 1.0200% | — | 1.0200% | 2025 | 1.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$262 | $378 | ~$5,390 | $487 | 2024 | $262 | 2025 |
Market value changed by 1290% 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 | ~$671,339 | ~$391,916 | ~1.1229% | ~$4,401 | +88.4% |
| 2028 | ~$1,264,979 | ~$431,107 | ~1.1244% | ~$4,848 | +255.0% |
| 2029 | ~$2,383,555 | ~$474,218 | ~1.1260% | ~$5,340 | +569.0% |
| 2030 | ~$4,491,247 | ~$521,640 | ~1.1276% | ~$5,882 | +1160.6% |
| 2031 | ~$8,462,695 | ~$573,804 | ~1.1292% | ~$6,479 | +2275.2% |
| 2027 | ~$664,213 | ~$391,916 | ~1.1213% | ~$4,394 | +86.4% |
| 2028 | ~$1,238,268 | ~$431,107 | ~1.1213% | ~$4,834 | +247.5% |
| 2029 | ~$2,308,459 | ~$474,218 | ~1.1213% | ~$5,317 | +547.9% |
| 2030 | ~$4,303,577 | ~$521,640 | ~1.1213% | ~$5,849 | +1107.9% |
| 2031 | ~$8,023,004 | ~$573,804 | ~1.1213% | ~$6,434 | +2151.8% |
| 2027 | ~$678,464 | ~$391,916 | ~1.1237% | ~$4,404 | +90.4% |
| 2028 | ~$1,291,975 | ~$431,107 | ~1.1260% | ~$4,854 | +262.6% |
| 2029 | ~$2,460,262 | ~$474,218 | ~1.1284% | ~$5,351 | +590.5% |
| 2030 | ~$4,684,989 | ~$521,640 | ~1.1307% | ~$5,898 | +1214.9% |
| 2031 | ~$8,921,456 | ~$573,804 | ~1.1331% | ~$6,502 | +2404.0% |
In 2025, this property's market value of $25,632 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -70% 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 | $25,632 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $24,000 | $23,000 | $66,000 | $328,966 | ↓ Below median | +0.0% |
| 2023 | $24,000 | $24,692 | $71,500 | $270,000 | ↓ Bottom 25% | +0.0% |
| 2022 | $15,000 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| 2021 | $15,000 | $8,000 | $22,000 | $81,900 | ↓ Below median | 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 | — |