12553 GLASS RD TX
| Owner | VENDITTI CATTLE & CO LLC |
|---|---|
| Parcel ID | 0372110515 |
| Short ID | 301688 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 863,795 SF |
| Acres | 19.830 |
| Year Built | — |
| Legal | ABS 522 SUR 6 MORA J S ACR 19.83 (1-D-1W) |
| Neighborhood | _RGN420 |
| Land | $781,909 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $781,909 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $781,909 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $781,909 |
| Value Limitation Adjustment (−) (homestead cap) | −$779,898 |
| Net Appraised (assessed) | $2,011 |
| Taxable Value | $2,011 |
|---|
Appreciation: Market value has risen +95.6% from $399,773 (2021) to $781,909 (2025), a CAGR of 18.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 lagged 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 $35. Del Valle ISD is the largest single contributor, at 54.3% of the total 2025 levy.
Assessment Gap: Assessed value ($2,011) is $779,898 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 100% of market value ($781,909 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 $781,909, this parcel sits in the upper-middle (50th–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 +4.1% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $955,883 by 2031, with an estimated annual tax burden around $13,945. 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% | $19.08 | $19.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7.56 | $7.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2.37 | $2.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2.08 | $2.08 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $2.01 | $2.01 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $2.01 | $2.01 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $35.11 | $35.11 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IDV Del Valle ISD | 0.9489% | $19.08 | 54.3% |
| TCO Travis County | 0.3758% | $7.56 | 21.5% |
| THD Travis Central Health | 0.1180% | $2.37 | 6.8% |
| ACT Austin Community College | 0.1034% | $2.08 | 5.9% |
| E11 Travis County ESD # 11 | 0.1000% | $2.01 | 5.7% |
| E15 Travis County ESD # 15 | 0.1000% | $2.01 | 5.7% |
| Total | 1.7462% | $35.11 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $781,909 | $781,909 | +0.0% |
| Assessed Value | $781,909 | $2,011 | +38781.6% |
| Land Value | $793,600 | $781,909 | +1.5% |
| Improvement Value | — | — | — |
| Taxable Value | $781,909 | $2,011 | +38781.6% |
| Total Tax 2026 = estimate |
~$13,653
Estimated
|
~$35
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $781,909 | $793,600 | — | — | $781,909 | $781,909 | Not yet — post-cert | Preliminary |
| 2025 | $781,909 | $781,909 | — | −$779,898 | $2,011 | $2,011 | ~$35 | Partial |
| 2024 | $781,909 | $781,909 | — | −$780,112 | $1,797 | $1,797 | $31 | Verified |
| 2023 | $665,821 | $665,821 | — | −$663,934 | $1,887 | $1,887 | $32 | Verified |
| 2022 | $665,821 | $665,821 | — | −$664,009 | $1,812 | $1,812 | $34 | Verified |
| 2021 | $399,773 | — | — | −$398,036 | $1,737 | $1,737 | $34 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +38781.6% | ~100% | Not available | Partial |
| 2025 | +0.0% | +11.9% | 0.3% | Not available | Partial |
| 2024 | +17.4% | -4.8% | 0.2% | No billing data | Verified |
| 2023 | +0.0% | +4.1% | 0.3% | No billing data | Verified |
| 2022 | +66.5% | +4.3% | 0.3% | No billing data | Verified |
| 2021 | base year | — | 0.4% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +95.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +16.8% | +4.1% | +66.5% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 16.9% | — | 100.0% | 2026 | 0.2% | 2024 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$35 | $33 | ~$13,864 | $35 | 2025 | $31 | 2024 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$813,965 | ~$813,965 | ~1.6887% | ~$13,746 | +4.1% |
| 2028 | ~$847,336 | ~$847,336 | ~1.6313% | ~$13,822 | +8.4% |
| 2029 | ~$882,074 | ~$882,074 | ~1.5738% | ~$13,882 | +12.8% |
| 2030 | ~$918,237 | ~$918,237 | ~1.5164% | ~$13,924 | +17.4% |
| 2031 | ~$955,883 | ~$955,883 | ~1.4589% | ~$13,945 | +22.2% |
| 2027 | ~$798,327 | ~$798,327 | ~1.7462% | ~$13,940 | +2.1% |
| 2028 | ~$815,090 | ~$815,090 | ~1.7462% | ~$14,233 | +4.2% |
| 2029 | ~$832,205 | ~$832,205 | ~1.7462% | ~$14,532 | +6.4% |
| 2030 | ~$849,679 | ~$849,679 | ~1.7462% | ~$14,837 | +8.7% |
| 2031 | ~$867,520 | ~$867,520 | ~1.7462% | ~$15,148 | +10.9% |
| 2027 | ~$829,603 | ~$829,603 | ~1.6600% | ~$13,771 | +6.1% |
| 2028 | ~$880,207 | ~$880,207 | ~1.5738% | ~$13,853 | +12.6% |
| 2029 | ~$933,898 | ~$933,898 | ~1.4876% | ~$13,893 | +19.4% |
| 2030 | ~$990,863 | ~$990,863 | ~1.4015% | ~$13,886 | +26.7% |
| 2031 | ~$1,051,303 | ~$1,051,303 | ~1.3153% | ~$13,827 | +34.5% |
In 2025, this property's market value of $781,909 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +39% above 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 | $781,909 | $179,824 | $561,432 | $1,355,511 | ↑ Above median | +0.0% |
| 2024 | $781,909 | $193,498 | $574,650 | $1,361,070 | ↑ Above median | +23.7% |
| 2023 | $665,821 | $150,007 | $423,072 | $1,000,412 | ↑ Above median | +0.0% |
| 2022 | $665,821 | $166,375 | $416,994 | $932,726 | ↑ Above median | +46.1% |
| 2021 | $399,773 | $105,498 | $286,444 | $607,111 | ↑ Above 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 | — |