TREESTAR DR TX 78744
| Owner | SHAH RADHIKA & KRISHAN N PATEL |
|---|---|
| Parcel ID | 0336080514 |
| Short ID | 947508 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 8,322 SF |
| Acres | 0.191 |
| Year Built | — |
| Legal | LOT 9 BLK F COLTON BLUFF PHS 2 |
| Neighborhood | H0850 |
| Land | $33,483 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $33,483 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $26,786 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $26,786 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $26,786 |
| Taxable Value | $26,786 |
|---|
Appreciation: Market value has risen +257.1% from $7,500 (2021) to $26,786 (2025), a CAGR of 37.5% 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 $300. 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 ($33,483 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 $26,786, 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 +130.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $31,361,781 by 2031, with an estimated annual tax burden around $8,820. 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% | $125.98 | $125.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $90.36 | $90.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $28.37 | $28.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $25.05 | $25.05 | Paid |
| Combined Rate | 1.1150% | 0.9783% | 0.9497% | 1.0313% | 1.1213% | +0.0900% | $269.76 | $269.76 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| CAT City of Austin | 0.5240% | $125.98 | 46.7% |
| TCO Travis County | 0.3758% | $90.36 | 33.5% |
| THD Travis Central Health | 0.1180% | $28.37 | 10.5% |
| ACT Austin Community College | 0.1034% | $25.05 | 9.3% |
| Total | 1.1213% | $269.76 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $484,988 | $26,786 | +1710.6% |
| Assessed Value | $484,988 | $26,786 | +1710.6% |
| Land Value | $33,483 | $33,483 | +0.0% |
| Improvement Value | $451,505 | — | — |
| Taxable Value | $484,988 | $26,786 | +1710.6% |
| Exemptions | HS | H | |
| Total Tax 2026 = estimate |
~$5,438
Estimated
|
~$270
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $484,988 | $33,483 | $451,505 | — | $484,988 | $484,988 | Not yet — post-cert | Preliminary |
| 2025 | $26,786 | $33,483 | — | — | $26,786 | $26,786 | ~$270 | Partial |
| 2024 | $26,400 | $33,000 | — | — | $26,400 | $26,400 | $535 | Verified |
| 2023 | $24,000 | $30,000 | — | — | $24,000 | $24,000 | $469 | Verified |
| 2022 | $7,500 | $7,500 | — | — | $7,500 | $7,500 | $162 | Verified |
| 2021 | $7,500 | $7,500 | — | — | $7,500 | $7,500 | $174 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1710.6% ! | +1710.6% | ~100% | Not available | Partial |
| 2025 | +1.5% | +1.5% | ~100% | Not available | Partial |
| 2024 | +10.0% | +10.0% | ~100% | No billing data | Verified |
| 2023 | +220.0% ! | +220.0% | ~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): +257.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1710.6% | +388.4% | +130.2% | +1710.6% | 2026 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.0100% | 1.0100% | — | 1.0100% | 2025 | 1.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$270 | $322 | ~$7,337 | $535 | 2024 | $162 | 2022 |
Market value changed by 220% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,116,516 | ~$533,487 | ~1.1229% | ~$5,990 | +130.2% |
| 2028 | ~$2,570,389 | ~$586,835 | ~1.1244% | ~$6,599 | +430.0% |
| 2029 | ~$5,917,426 | ~$645,519 | ~1.1260% | ~$7,269 | +1120.1% |
| 2030 | ~$13,622,812 | ~$710,071 | ~1.1276% | ~$8,007 | +2708.9% |
| 2031 | ~$31,361,781 | ~$781,078 | ~1.1292% | ~$8,820 | +6366.5% |
| 2027 | ~$1,106,816 | ~$533,487 | ~1.1213% | ~$5,982 | +128.2% |
| 2028 | ~$2,525,923 | ~$586,835 | ~1.1213% | ~$6,580 | +420.8% |
| 2029 | ~$5,764,539 | ~$645,519 | ~1.1213% | ~$7,238 | +1088.6% |
| 2030 | ~$13,155,552 | ~$710,071 | ~1.1213% | ~$7,962 | +2612.6% |
| 2031 | ~$30,022,965 | ~$781,078 | ~1.1213% | ~$8,758 | +6090.5% |
| 2027 | ~$1,126,216 | ~$533,487 | ~1.1237% | ~$5,995 | +132.2% |
| 2028 | ~$2,615,244 | ~$586,835 | ~1.1260% | ~$6,608 | +439.2% |
| 2029 | ~$6,072,993 | ~$645,519 | ~1.1284% | ~$7,284 | +1152.2% |
| 2030 | ~$14,102,411 | ~$710,071 | ~1.1307% | ~$8,029 | +2807.8% |
| 2031 | ~$32,747,939 | ~$781,078 | ~1.1331% | ~$8,850 | +6652.3% |
In 2025, this property's market value of $26,786 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -68% 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 | $26,786 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $26,400 | $23,000 | $66,000 | $328,966 | ↓ Below median | +0.0% |
| 2023 | $24,000 | $24,692 | $71,500 | $270,000 | ↓ Bottom 25% | +0.0% |
| 2022 | $7,500 | $15,000 | $55,000 | $180,000 | ↓ Bottom 25% | +100.0% |
| 2021 | $7,500 | $8,000 | $22,000 | $81,900 | ↓ Bottom 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 | — |