5408 BOTTICELLI DR 78747
| Owner | CLAYTON PROPERTIES GROUP INC |
|---|---|
| Parcel ID | 0449071014 |
| Short ID | 969486 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 9,415 SF |
| Acres | 0.216 |
| Year Built | — |
| Legal | WEST BELLA FORTUNA PHS 3 (SMALL LT SUBD) BLK I LOT 24 |
| Neighborhood | H1501 |
| Land | $16,061 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $16,061 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $16,061 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $16,061 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $16,061 |
| Taxable Value | $16,061 |
|---|
Appreciation: Market value has risen +7.1% from $15,000 (2023) to $16,061 (2025), a CAGR of 3.5% over 2 years. Growth has been relatively flat for this asset class. 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 +18.1%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.7225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $277. P10A is the largest single contributor, at 81.6% 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 ($16,061 land vs $0 improvements), about $2/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 $16,061, this parcel sits in the bottom quartile (<25th 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 +50.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $400,245 by 2031, with an estimated annual tax burden around $6,328. 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 |
|---|---|---|---|---|---|---|---|---|---|
| P10A | — | — | — | — | — | — | $1,230.59 | $1,230.59 | Paid |
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $148.60 | $148.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $60.36 | $60.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $18.96 | $18.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $16.61 | $16.61 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $16.06 | $16.06 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $16.06 | $16.06 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $1,507.24 | $1,507.24 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| P10A | — | $1,230.59 | 81.6% |
| IAU Austin ISD | 0.9252% | $148.60 | 9.9% |
| TCO Travis County | 0.3758% | $60.36 | 4.0% |
| THD Travis Central Health | 0.1180% | $18.96 | 1.3% |
| ACT Austin Community College | 0.1034% | $16.61 | 1.1% |
| E15 Travis County ESD # 15 | 0.1000% | $16.06 | 1.1% |
| E11 Travis County ESD # 11 | 0.1000% | $16.06 | 1.1% |
| Total | 1.7225% 6 of 7 | $1,507.24 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $51,396 | $16,061 | +220.0% |
| Assessed Value | $51,396 | $16,061 | +220.0% |
| Land Value | $64,245 | $16,061 | +300.0% |
| Improvement Value | — | — | — |
| Taxable Value | $51,396 | $16,061 | +220.0% |
| Total Tax 2026 = estimate |
~$885
Estimated
|
~$1,507
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $51,396 | $64,245 | — | — | $51,396 | $51,396 | Not yet — post-cert | Preliminary |
| 2025 | $16,061 | $16,061 | — | — | $16,061 | $16,061 | ~$1,507 | Partial |
| 2024 | $15,750 | $15,750 | — | — | $15,750 | $15,750 | $1,515 | Verified |
| 2023 | $15,000 | $15,000 | — | — | $15,000 | $15,000 | $1,480 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +220.0% ! | +220.0% | ~100% | Not available | Partial |
| 2025 | +2.0% | +2.0% | ~100% | Not available | Partial |
| 2024 | +5.0% | +5.0% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +220.0% | +75.7% | +50.8% | +220.0% | 2026 | +2.0% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 9.3800% | 9.3800% | — | 9.3800% | 2025 | 9.3800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,507 | $1,500 | ~$3,349 | $1,515 | 2024 | $1,480 | 2023 |
Market value changed by 220% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$77,483 | ~$77,483 | ~1.6942% | ~$1,313 | +50.8% |
| 2028 | ~$116,812 | ~$116,812 | ~1.6659% | ~$1,946 | +127.3% |
| 2029 | ~$176,103 | ~$176,103 | ~1.6376% | ~$2,884 | +242.6% |
| 2030 | ~$265,489 | ~$265,489 | ~1.6093% | ~$4,272 | +416.6% |
| 2031 | ~$400,245 | ~$400,245 | ~1.5810% | ~$6,328 | +678.7% |
| 2027 | ~$76,455 | ~$76,455 | ~1.7225% | ~$1,317 | +48.8% |
| 2028 | ~$113,733 | ~$113,733 | ~1.7225% | ~$1,959 | +121.3% |
| 2029 | ~$169,187 | ~$169,187 | ~1.7225% | ~$2,914 | +229.2% |
| 2030 | ~$251,679 | ~$251,679 | ~1.7225% | ~$4,335 | +389.7% |
| 2031 | ~$374,391 | ~$374,391 | ~1.7225% | ~$6,449 | +628.4% |
| 2027 | ~$78,511 | ~$78,511 | ~1.6800% | ~$1,319 | +52.8% |
| 2028 | ~$119,932 | ~$119,932 | ~1.6376% | ~$1,964 | +133.3% |
| 2029 | ~$183,205 | ~$183,205 | ~1.5951% | ~$2,922 | +256.5% |
| 2030 | ~$279,860 | ~$279,860 | ~1.5527% | ~$4,345 | +444.5% |
| 2031 | ~$427,508 | ~$427,508 | ~1.5102% | ~$6,456 | +731.8% |
In 2025, this property's market value of $16,061 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -81% 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 | $16,061 | $24,862 | $84,423 | $362,804 | ↓ Bottom 25% | +2.1% |
| 2024 | $15,750 | $23,000 | $66,000 | $328,966 | ↓ Bottom 25% | +0.0% |
| 2023 | $15,000 | $24,692 | $71,500 | $270,000 | ↓ Bottom 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 | 2023–2024 | 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 | 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 | — |