PEARCE LN TX 78617
| Owner | SPUR MIRADOR LAND LP |
|---|---|
| Parcel ID | 0339500102 |
| Short ID | 299119 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 24,303,413 SF |
| Acres | 557.930 |
| Year Built | — |
| Legal | ABS 18 NAVARRO J A ACR 557.9296 [1-D-1W] |
| Neighborhood | _RGN415 |
| Land | $12,795,927 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $12,795,927 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $12,156,728 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,156,728 |
| Value Limitation Adjustment (−) (homestead cap) | −$11,862,086 |
| Net Appraised (assessed) | $294,642 |
| Taxable Value | $294,642 |
|---|
Appreciation: Market value has risen +116.9% from $5,605,630 (2021) to $12,156,728 (2025), a CAGR of 21.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Agricultural parcel countywide rose +96.0%, so this parcel has outpaced the broader agricultural 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 $5,145. Del Valle ISD is the largest single contributor, at 54.3% of the total 2025 levy.
Assessment Gap: Assessed value ($294,642) is $11,862,086 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 105% of market value ($12,795,927 land vs $0 improvements), about $1/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 $12,156,728, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +33.5% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $75,858,656 by 2031, with an estimated annual tax burden around $419,488. 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% | $2,795.86 | $2,795.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,107.40 | $1,107.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $347.75 | $347.75 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $304.66 | $304.66 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $294.64 | $294.64 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $294.64 | $294.64 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $5,144.95 | $5,144.95 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $2,795.86 | 54.3% |
| TCO Travis County | 0.3758% | $1,107.40 | 21.5% |
| THD Travis Central Health | 0.1180% | $347.75 | 6.8% |
| ACT Austin Community College | 0.1034% | $304.66 | 5.9% |
| E11 Travis County ESD # 11 | 0.1000% | $294.64 | 5.7% |
| E15 Travis County ESD # 15 | 0.1000% | $294.64 | 5.7% |
| Total | 1.7462% | $5,144.95 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $17,853,747 | $12,156,728 | +46.9% |
| Assessed Value | $17,853,747 | $294,642 | +5959.5% |
| Land Value | $17,853,747 | $12,795,927 | +39.5% |
| Improvement Value | — | — | — |
| Taxable Value | $17,853,747 | $294,642 | +5959.5% |
| Total Tax 2026 = estimate |
~$311,756
Estimated
|
~$5,145
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $17,853,747 | $17,853,747 | — | — | $17,853,747 | $17,853,747 | Not yet — post-cert | Preliminary |
| 2025 | $12,156,728 | $12,795,927 | — | −$11,862,086 | $294,642 | $294,642 | ~$5,145 | Partial |
| 2024 | $12,156,461 | $24,312,922 | — | −$11,870,544 | $285,917 | $285,917 | $2,975 | Verified |
| 2023 | $4,479,731 | $8,926,874 | — | −$4,350,321 | $129,410 | $129,410 | $2,209 | Verified |
| 2022 | $5,611,885 | $11,158,592 | — | — | $5,611,885 | $5,611,885 | $8,784 | Verified |
| 2021 | $5,605,630 | $2,846,148 | $26,334 | −$2,702,318 | $2,903,312 | $113,664 | $2,246 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +46.9% | +5959.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +3.1% | 2.4% | Not available | Partial |
| 2024 | +171.4% ! | +120.9% | 2.4% | No billing data | Verified |
| 2023 | -20.2% | -97.7% | 2.9% | No billing data | Verified |
| 2022 | +0.1% | +93.3% | ~100% | No billing data | Verified |
| 2021 | base year | — | 51.8% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +116.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +46.9% | +39.6% | +33.6% | +171.4% | 2024 | -20.2% | 2023 |
| Assessment Ratio | 100.0% | 43.2% | — | 100.0% | 2022 | 2.4% | 2024 |
| Effective Tax Rate (2025) | 0.0400% | 0.0400% | — | 0.0400% | 2025 | 0.0400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,145 | $4,272 | ~$374,780 | $8,784 | 2022 | $2,209 | 2023 |
Market value changed by 171% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$23,844,297 | ~$19,639,122 | ~1.6887% | ~$331,649 | +33.6% |
| 2028 | ~$31,844,885 | ~$21,603,034 | ~1.6313% | ~$352,402 | +78.4% |
| 2029 | ~$42,529,946 | ~$23,763,337 | ~1.5738% | ~$373,990 | +138.2% |
| 2030 | ~$56,800,216 | ~$26,139,671 | ~1.5164% | ~$396,371 | +218.1% |
| 2031 | ~$75,858,656 | ~$28,753,638 | ~1.4589% | ~$419,488 | +324.9% |
| 2027 | ~$23,487,222 | ~$19,639,122 | ~1.7462% | ~$342,932 | +31.6% |
| 2028 | ~$30,898,254 | ~$21,603,034 | ~1.7462% | ~$377,225 | +73.1% |
| 2029 | ~$40,647,724 | ~$23,763,337 | ~1.7462% | ~$414,948 | +127.7% |
| 2030 | ~$53,473,488 | ~$26,139,671 | ~1.7462% | ~$456,443 | +199.5% |
| 2031 | ~$70,346,225 | ~$28,753,638 | ~1.7462% | ~$502,087 | +294.0% |
| 2027 | ~$24,201,372 | ~$19,639,122 | ~1.6600% | ~$326,007 | +35.6% |
| 2028 | ~$32,805,798 | ~$21,603,034 | ~1.5738% | ~$339,991 | +83.7% |
| 2029 | ~$44,469,396 | ~$23,763,337 | ~1.4876% | ~$353,511 | +149.1% |
| 2030 | ~$60,279,806 | ~$26,139,671 | ~1.4015% | ~$366,335 | +237.6% |
| 2031 | ~$81,711,364 | ~$28,753,638 | ~1.3153% | ~$378,189 | +357.7% |
In 2025, this property's market value of $12,156,728 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 22× the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $12,156,728 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $12,156,461 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $4,479,731 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $5,611,885 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $5,605,630 | $105,498 | $286,444 | $607,111 | ↑ 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 | — |