KIT CARSON DR TX 78737
| Owner | RIPPY CLINTON L & LOUIS ANN |
|---|---|
| Parcel ID | 0423670296 |
| Short ID | 554301 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 1,202,822 SF |
| Acres | 27.613 |
| Year Built | — |
| Legal | ABS 378 SUR 57 HOLTON W S ACR 27.6130(1-D-1W) (3.5600AC IN TRAVIS CO) |
| Neighborhood | _RGN215 |
| Land | $1,692,328 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,692,328 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,692,328 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,692,328 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,689,527 |
| Net Appraised (assessed) | $2,801 |
| Taxable Value | $2,801 |
|---|
Appreciation: Market value has risen +120.7% from $766,880 (2021) to $1,692,328 (2025), a CAGR of 21.9% 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 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 5 taxing entities is 1.5815% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $44. Austin ISD is the largest single contributor, at 58.5% of the total 2025 levy.
Assessment Gap: Assessed value ($2,801) is $1,689,527 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 ($1,692,328 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 $1,692,328, 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 +19.6% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $5,894,053 by 2031, with an estimated annual tax burden around $84,430. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $3.37 | $3.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1.37 | $1.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.43 | $0.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $0.38 | $0.38 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $0.21 | $0.21 | Paid |
| Combined Rate | 1.7007% | 1.5572% | 1.4034% | 1.5572% | 1.5815% | +0.0243% | $5.76 | $5.76 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $3.37 | 58.5% |
| TCO Travis County | 0.3758% | $1.37 | 23.8% |
| THD Travis Central Health | 0.1180% | $0.43 | 7.5% |
| ACT Austin Community College | 0.1034% | $0.38 | 6.6% |
| E03 Travis County ESD # 03 | 0.0590% | $0.21 | 3.6% |
| Total | 1.5815% | $5.76 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,413,017 | $1,692,328 | +42.6% |
| Assessed Value | $2,929 | $2,801 | +4.6% |
| Land Value | $2,413,017 | $1,692,328 | +42.6% |
| Improvement Value | — | — | — |
| Taxable Value | $2,929 | $2,801 | +4.6% |
| HS Cap Loss | -$2,410,088 | — | |
| Total Tax 2026 = estimate |
~$46
Estimated
|
~$6
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,413,017 | $2,413,017 | — | −$2,410,088 | $2,929 | $2,929 | Not yet — post-cert | Preliminary |
| 2025 | $1,692,328 | $1,692,328 | — | −$1,689,527 | $2,801 | $2,801 | ~$6 | Partial |
| 2024 | $1,692,328 | $1,692,328 | — | −$1,692,003 | $325 | $325 | $5 | Verified |
| 2023 | $1,181,075 | $1,181,075 | — | −$1,180,733 | $342 | $342 | $5 | Verified |
| 2022 | $1,181,075 | $1,181,075 | — | −$1,180,747 | $328 | $328 | $5 | Verified |
| 2021 | $766,880 | — | — | −$764,461 | $2,419 | $314 | $5 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +42.6% | +4.6% | 0.1% | Not available | Partial |
| 2025 | +0.0% | +761.8% | 0.2% | Not available | Partial |
| 2024 | +43.3% | -5.0% | 0.0% | No billing data | Verified |
| 2023 | +0.0% | +4.3% | 0.0% | No billing data | Verified |
| 2022 | +54.0% | -86.4% | 0.0% | No billing data | Verified |
| 2021 | base year | — | 0.3% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +120.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +42.6% | +28.0% | +19.6% | +54.0% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 0.1% | 0.1% | — | 0.3% | 2021 | 0.0% | 2022 |
| 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 |
$6 | $5 | ~$63,060 | $6 | 2025 | $5 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,884,902 | ~$2,884,902 | ~1.5517% | ~$44,764 | +19.6% |
| 2028 | ~$3,449,069 | ~$3,449,069 | ~1.5219% | ~$52,490 | +42.9% |
| 2029 | ~$4,123,562 | ~$4,123,562 | ~1.4921% | ~$61,526 | +70.9% |
| 2030 | ~$4,929,959 | ~$4,929,959 | ~1.4623% | ~$72,089 | +104.3% |
| 2031 | ~$5,894,053 | ~$5,894,053 | ~1.4325% | ~$84,430 | +144.3% |
| 2027 | ~$2,836,642 | ~$2,836,642 | ~1.5815% | ~$44,861 | +17.6% |
| 2028 | ~$3,334,638 | ~$3,334,638 | ~1.5815% | ~$52,736 | +38.2% |
| 2029 | ~$3,920,061 | ~$3,920,061 | ~1.5815% | ~$61,995 | +62.5% |
| 2030 | ~$4,608,260 | ~$4,608,260 | ~1.5815% | ~$72,878 | +91.0% |
| 2031 | ~$5,417,277 | ~$5,417,277 | ~1.5815% | ~$85,673 | +124.5% |
| 2027 | ~$2,933,163 | ~$2,933,163 | ~1.5368% | ~$45,076 | +21.6% |
| 2028 | ~$3,565,430 | ~$3,565,430 | ~1.4921% | ~$53,198 | +47.8% |
| 2029 | ~$4,333,988 | ~$4,333,988 | ~1.4474% | ~$62,728 | +79.6% |
| 2030 | ~$5,268,214 | ~$5,268,214 | ~1.4027% | ~$73,895 | +118.3% |
| 2031 | ~$6,403,821 | ~$6,403,821 | ~1.3579% | ~$86,961 | +165.4% |
In 2025, this property's market value of $1,692,328 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 3× 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 | $1,692,328 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $1,692,328 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,181,075 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,181,075 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 2021 | $766,880 | $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 | — |