TOM SASSMAN RD 78747
| Owner | CLAY PARTNERS - MUSTANG RIDGE LAND #1 L P |
|---|---|
| Parcel ID | 0364110238 |
| Short ID | 978944 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 296,861 SF |
| Acres | 6.815 |
| Year Built | — |
| Legal | MUSTANG RIDGE BP BLK A LOT 4 (DRAINAGE ESMNT) |
| Neighborhood | FEA |
| Land | $59,372 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $59,372 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $59,372 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $59,372 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $59,372 |
| Taxable Value | $59,372 |
|---|
Appreciation: Market value has fallen -90.0% from $593,723 (2024) to $59,372 (2025), a CAGR of -90.0% over 1 year. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 +27.9%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 7 taxing entities is 2.0169% in 2025 (+0.0275% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,197. Del Valle ISD is the largest single contributor, at 47.0% 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 100% of market value ($59,372 land vs $0 improvements), about $0/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 $59,372, 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 -68.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $188 by 2031, with an estimated annual tax burden around $3. 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% | $563.38 | $563.38 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $223.15 | $223.15 | Paid |
| CMR City of Mustang Ridge | 0.3882% | 0.3112% | 0.2652% | 0.2388% | 0.2708% | +0.0320% | $160.76 | $160.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $70.07 | $70.07 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $61.39 | $61.39 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $59.37 | $59.37 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $59.37 | $59.37 | Paid |
| Combined Rate | 2.3642% | 2.2012% | 1.9719% | 1.9894% | 2.0169% | +0.0275% | $1,197.49 | $1,197.49 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $563.38 | 47.0% |
| TCO Travis County | 0.3758% | $223.15 | 18.6% |
| CMR City of Mustang Ridge | 0.2708% | $160.76 | 13.4% |
| THD Travis Central Health | 0.1180% | $70.07 | 5.9% |
| ACT Austin Community College | 0.1034% | $61.39 | 5.1% |
| E15 Travis County ESD # 15 | 0.1000% | $59.37 | 5.0% |
| E11 Travis County ESD # 11 | 0.1000% | $59.37 | 5.0% |
| Total | 2.0169% | $1,197.49 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $59,372 | $59,372 | +0.0% |
| Assessed Value | $59,372 | $59,372 | +0.0% |
| Land Value | $59,372 | $59,372 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $59,372 | $59,372 | +0.0% |
| Total Tax 2026 = estimate |
~$1,198
Estimated
|
~$1,197
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $59,372 | $59,372 | — | — | $59,372 | $59,372 | Not yet — post-cert | Preliminary |
| 2025 | $59,372 | $59,372 | — | — | $59,372 | $59,372 | ~$1,197 | Partial |
| 2024 | $593,723 | $593,723 | — | — | $593,723 | $593,723 | $11,812 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -90.0% ! | -90.0% | ~100% | Not available | Partial |
| 2024 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -90.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -45.0% | -68.4% | +0.0% | 2026 | -90.0% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2024 | 100.0% | 2024 |
| Effective Tax Rate (2025) | 2.0200% | 2.0200% | — | 2.0200% | 2025 | 2.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,197 | $6,505 | ~$103 | $11,812 | 2024 | $1,197 | 2025 |
Market value changed by 90% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$18,775 | ~$18,775 | ~1.9301% | ~$362 | -68.4% |
| 2028 | ~$5,937 | ~$5,937 | ~1.8433% | ~$109 | -90.0% |
| 2029 | ~$1,877 | ~$1,877 | ~1.7565% | ~$33 | -96.8% |
| 2030 | ~$594 | ~$594 | ~1.6697% | ~$10 | -99.0% |
| 2031 | ~$188 | ~$188 | ~1.5829% | ~$3 | -99.7% |
| 2027 | ~$56,403 | ~$56,403 | ~2.0169% | ~$1,138 | -5.0% |
| 2028 | ~$53,583 | ~$53,583 | ~2.0169% | ~$1,081 | -9.8% |
| 2029 | ~$50,904 | ~$50,904 | ~2.0169% | ~$1,027 | -14.3% |
| 2030 | ~$48,359 | ~$48,359 | ~2.0169% | ~$975 | -18.5% |
| 2031 | ~$45,941 | ~$45,941 | ~2.0169% | ~$927 | -22.6% |
| 2027 | ~$19,962 | ~$19,962 | ~1.8867% | ~$377 | -66.4% |
| 2028 | ~$6,712 | ~$6,712 | ~1.7565% | ~$118 | -88.7% |
| 2029 | ~$2,257 | ~$2,257 | ~1.6263% | ~$37 | -96.2% |
| 2030 | ~$759 | ~$759 | ~1.4961% | ~$11 | -98.7% |
| 2031 | ~$255 | ~$255 | ~1.3659% | ~$3 | -99.6% |
In 2025, this property's market value of $59,372 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -30% 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 | $59,372 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $593,723 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 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 | — |