6814 ROUNDED PEBBLE LN 78610
| Owner | VISCOMI JAMES M & KATHERINE A |
|---|---|
| Parcel ID | 0453050206 |
| Short ID | 972251 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,978 SF |
| Land SF | 6,250 SF |
| Acres | 0.143 |
| Year Built | 2024 |
| Legal | TURNERS CROSSING NORTH PHS 2 BLK H LOT 6 |
| Neighborhood | H1501 |
| Land | $63,458 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,458 |
| Improvement | $118,597 |
|---|---|
| Total Improvement | $118,597 |
| Market | $182,055 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $182,055 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $182,055 |
| Taxable Value | $182,055 |
|---|
Appreciation: Market value has risen +506.9% from $30,000 (2023) to $182,055 (2025), a CAGR of 146.3% over 2 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 Land/Vacant parcel countywide rose +18.1%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 0.7973% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,451. P11G is the largest single contributor, at 66.4% 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 35% of market value ($63,458 land vs $118,597 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~2 yrs), and rent roll drive the underwriting.
Submarket Position: At $182,055, this parcel sits in the upper-middle (50th–75th 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 +147.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $42,387,748 by 2031, with an estimated annual tax burden around $6,061. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,978 SF | ✗ |
| 1ST | 1st Floor | 1,929 SF | ✓ |
| 2ND | 2nd Floor | 1,049 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 140 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
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 |
|---|---|---|---|---|---|---|---|---|---|
| P11G | — | — | — | — | — | — | $2,864.07 | $2,864.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $684.24 | $684.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $214.87 | $214.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $188.24 | $188.24 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $182.06 | $182.06 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $182.06 | $182.06 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $4,315.54 | $4,315.54 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| P11G | — | $2,864.07 | 66.4% |
| TCO Travis County | 0.3758% | $684.24 | 15.9% |
| THD Travis Central Health | 0.1180% | $214.87 | 5.0% |
| ACT Austin Community College | 0.1034% | $188.24 | 4.4% |
| E11 Travis County ESD # 11 | 0.1000% | $182.06 | 4.2% |
| E15 Travis County ESD # 15 | 0.1000% | $182.06 | 4.2% |
| Total | 0.7973% 5 of 6 | $4,315.54 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $455,424 | $182,055 | +150.2% |
| Assessed Value | $455,424 | $182,055 | +150.2% |
| Land Value | $63,458 | $63,458 | +0.0% |
| Improvement Value | $391,966 | $118,597 | +230.5% |
| Taxable Value | $455,424 | $182,055 | +150.2% |
| Exemptions | HS | None | |
| Total Tax 2026 = estimate |
~$3,631
Estimated
|
~$4,316
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $455,424 | $63,458 | $391,966 | — | $455,424 | $455,424 | Not yet — post-cert | Preliminary |
| 2025 | $182,055 | $63,458 | $118,597 | — | $182,055 | $182,055 | ~$4,316 | Partial |
| 2024 | $48,000 | $60,000 | — | — | $48,000 | $48,000 | $3,736 | Verified |
| 2023 | $30,000 | $30,000 | — | — | $30,000 | $30,000 | $211 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +150.2% ! | +150.2% | ~100% | Not available | Partial |
| 2025 | +279.3% ! | +279.3% | ~100% | Not available | Partial |
| 2024 | +60.0% | +60.0% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +506.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +150.2% | +163.2% | +147.6% | +279.3% | 2025 | +60.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 2.3700% | 2.3700% | — | 2.3700% | 2025 | 2.3700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,316 | $2,754 | ~$4,990 | $4,316 | 2025 | $211 | 2023 |
Market value changed by 279% 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 | ~$1,127,667 | ~$500,966 | ~0.8031% | ~$4,023 | +147.6% |
| 2028 | ~$2,792,195 | ~$551,063 | ~0.8089% | ~$4,458 | +513.1% |
| 2029 | ~$6,913,701 | ~$606,169 | ~0.8147% | ~$4,939 | +1418.1% |
| 2030 | ~$17,118,884 | ~$666,786 | ~0.8206% | ~$5,471 | +3658.9% |
| 2031 | ~$42,387,748 | ~$733,465 | ~0.8264% | ~$6,061 | +9207.3% |
| 2027 | ~$1,118,558 | ~$500,966 | ~0.7973% | ~$3,994 | +145.6% |
| 2028 | ~$2,747,270 | ~$551,063 | ~0.7973% | ~$4,393 | +503.2% |
| 2029 | ~$6,747,519 | ~$606,169 | ~0.7973% | ~$4,833 | +1381.6% |
| 2030 | ~$16,572,454 | ~$666,786 | ~0.7973% | ~$5,316 | +3538.9% |
| 2031 | ~$40,703,292 | ~$733,465 | ~0.7973% | ~$5,848 | +8837.4% |
| 2027 | ~$1,136,775 | ~$500,966 | ~0.8060% | ~$4,038 | +149.6% |
| 2028 | ~$2,837,483 | ~$551,063 | ~0.8147% | ~$4,490 | +523.0% |
| 2029 | ~$7,082,589 | ~$606,169 | ~0.8235% | ~$4,992 | +1455.2% |
| 2030 | ~$17,678,718 | ~$666,786 | ~0.8322% | ~$5,549 | +3781.8% |
| 2031 | ~$44,127,516 | ~$733,465 | ~0.8409% | ~$6,168 | +9589.3% |
In 2025, this property's market value of $182,055 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +116% above 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 | $182,055 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $48,000 | $23,000 | $66,000 | $328,966 | ↓ Below median | +0.0% |
| 2023 | $30,000 | $24,692 | $71,500 | $270,000 | ↓ Below median | +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 | — |