7603 TRANQUIL GLADE TRL TX 78744
| Owner | BUTLER CAROLINE M & ARMON FERRARI |
|---|---|
| Parcel ID | 0336080502 |
| Short ID | 937753 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 7,564 SF |
| Acres | 0.174 |
| Year Built | — |
| Legal | LOT 4 BLK F COLTON BLUFF PHS 1 |
| Neighborhood | H0850 |
| Land | $32,798 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $32,798 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $26,238 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $26,238 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $26,238 |
| Taxable Value | $26,238 |
|---|
Appreciation: Market value has risen +74.9% from $15,000 (2021) to $26,238 (2025), a CAGR of 15.0% 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 5 taxing entities is 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $543. Del Valle ISD is the largest single contributor, at 45.8% 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 ($32,798 land vs $0 improvements), about $4/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 $26,238, 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 +89.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $9,090,984 by 2031, with an estimated annual tax burden around $160,155. 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% | $248.97 | $248.97 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $137.49 | $137.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $98.61 | $98.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $30.97 | $30.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $27.13 | $27.13 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $543.17 | $543.17 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $248.97 | 45.8% |
| CAT City of Austin | 0.5240% | $137.49 | 25.3% |
| TCO Travis County | 0.3758% | $98.61 | 18.2% |
| THD Travis Central Health | 0.1180% | $30.97 | 5.7% |
| ACT Austin Community College | 0.1034% | $27.13 | 5.0% |
| Total | 2.0702% | $543.17 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $369,276 | $26,238 | +1307.4% |
| Assessed Value | $369,276 | $26,238 | +1307.4% |
| Land Value | $32,798 | $32,798 | +0.0% |
| Improvement Value | $336,478 | — | — |
| Taxable Value | $369,276 | $26,238 | +1307.4% |
| Total Tax 2026 = estimate |
~$7,645
Estimated
|
~$543
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $369,276 | $32,798 | $336,478 | — | $369,276 | $369,276 | Not yet — post-cert | Preliminary |
| 2025 | $26,238 | $32,798 | — | — | $26,238 | $26,238 | ~$543 | 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 | +1307.4% ! | +1307.4% | ~100% | Not available | Partial |
| 2025 | +9.3% | +9.3% | ~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): +74.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1307.4% | +275.3% | +89.8% | +1307.4% | 2026 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$543 | $434 | ~$67,010 | $543 | 2025 | $324 | 2022 |
Market value changed by 1307% 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 | ~$700,814 | ~$700,814 | ~2.0085% | ~$14,076 | +89.8% |
| 2028 | ~$1,330,010 | ~$1,330,010 | ~1.9468% | ~$25,892 | +260.2% |
| 2029 | ~$2,524,102 | ~$2,524,102 | ~1.8851% | ~$47,582 | +583.5% |
| 2030 | ~$4,790,258 | ~$4,790,258 | ~1.8234% | ~$87,345 | +1197.2% |
| 2031 | ~$9,090,984 | ~$9,090,984 | ~1.7617% | ~$160,155 | +2361.8% |
| 2027 | ~$693,429 | ~$693,429 | ~2.0702% | ~$14,355 | +87.8% |
| 2028 | ~$1,302,125 | ~$1,302,125 | ~2.0702% | ~$26,956 | +252.6% |
| 2029 | ~$2,445,140 | ~$2,445,140 | ~2.0702% | ~$50,619 | +562.1% |
| 2030 | ~$4,591,500 | ~$4,591,500 | ~2.0702% | ~$95,053 | +1143.4% |
| 2031 | ~$8,621,949 | ~$8,621,949 | ~2.0702% | ~$178,490 | +2234.8% |
| 2027 | ~$708,200 | ~$708,200 | ~1.9776% | ~$14,006 | +91.8% |
| 2028 | ~$1,358,191 | ~$1,358,191 | ~1.8851% | ~$25,603 | +267.8% |
| 2029 | ~$2,604,747 | ~$2,604,747 | ~1.7925% | ~$46,691 | +605.4% |
| 2030 | ~$4,995,401 | ~$4,995,401 | ~1.7000% | ~$84,922 | +1252.8% |
| 2031 | ~$9,580,213 | ~$9,580,213 | ~1.6074% | ~$153,997 | +2494.3% |
In 2025, this property's market value of $26,238 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -69% 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 | $26,238 | $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 | — |