VELVET LEAF LN 78610
| Owner | GAMAB CHRISTINE B & KYLE A GRIMSHAW |
|---|---|
| Parcel ID | 0453070517 |
| Short ID | 954482 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 7,921 SF |
| Acres | 0.182 |
| Year Built | — |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK D LOT 22 |
| Neighborhood | H1501 |
| Land | $64,591 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $64,591 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $64,591 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $64,591 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $64,591 |
| Taxable Value | $64,591 |
|---|
Appreciation: Market value has risen +34.6% from $48,000 (2022) to $64,591 (2025), a CAGR of 10.4% over 3 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.
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 $515. P10L is the largest single contributor, at 85.0% of the total 2025 levy.
Asset Class: O. 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 ($64,591 land vs $0 improvements), about $8/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.
Forward Outlook: Holding the +59.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,200,785 by 2031, with an estimated annual tax burden around $26,451. 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 |
|---|---|---|---|---|---|---|---|---|---|
| P10L | — | — | — | — | — | — | $2,328.96 | $2,328.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $194.21 | $194.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $60.99 | $60.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $53.43 | $53.43 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $51.67 | $51.67 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $51.67 | $51.67 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $2,740.93 | $2,740.93 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| P10L | — | $2,328.96 | 85.0% |
| TCO Travis County | 0.3758% | $194.21 | 7.1% |
| THD Travis Central Health | 0.1180% | $60.99 | 2.2% |
| ACT Austin Community College | 0.1034% | $53.43 | 1.9% |
| E11 Travis County ESD # 11 | 0.1000% | $51.67 | 1.9% |
| E15 Travis County ESD # 15 | 0.1000% | $51.67 | 1.9% |
| Total | 0.7973% 5 of 6 | $2,740.93 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $310,395 | $64,591 | +380.6% |
| Assessed Value | $310,395 | $64,591 | +380.6% |
| Land Value | $64,591 | $64,591 | +0.0% |
| Improvement Value | $245,804 | — | — |
| Taxable Value | $310,395 | $64,591 | +380.6% |
| Total Tax 2026 = estimate |
~$2,475
Estimated
|
~$2,741
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $310,395 | $64,591 | $245,804 | — | $310,395 | $310,395 | Not yet — post-cert | Preliminary |
| 2025 | $64,591 | $64,591 | — | — | $64,591 | $64,591 | ~$2,741 | Partial |
| 2024 | $60,000 | $60,000 | — | — | $60,000 | $60,000 | $2,829 | Verified |
| 2023 | $60,000 | $60,000 | — | — | $60,000 | $60,000 | $2,921 | Verified |
| 2022 | $48,000 | $60,000 | — | — | $48,000 | $48,000 | $2,810 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +380.6% ! | +380.6% | ~100% | Not available | Partial |
| 2025 | +7.7% | +7.7% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +25.0% | +25.0% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +380.6% | +103.3% | +59.5% | +380.6% | 2026 | +0.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 4.2400% | 4.2400% | — | 4.2400% | 2025 | 4.2400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,741 | $2,825 | ~$12,707 | $2,921 | 2023 | $2,741 | 2025 |
Market value changed by 381% 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 | ~$494,975 | ~$494,975 | ~0.8031% | ~$3,975 | +59.5% |
| 2028 | ~$789,317 | ~$789,317 | ~0.8089% | ~$6,385 | +154.3% |
| 2029 | ~$1,258,693 | ~$1,258,693 | ~0.8147% | ~$10,255 | +305.5% |
| 2030 | ~$2,007,189 | ~$2,007,189 | ~0.8206% | ~$16,470 | +546.7% |
| 2031 | ~$3,200,785 | ~$3,200,785 | ~0.8264% | ~$26,451 | +931.2% |
| 2027 | ~$488,767 | ~$488,767 | ~0.7973% | ~$3,897 | +57.5% |
| 2028 | ~$769,642 | ~$769,642 | ~0.7973% | ~$6,136 | +148.0% |
| 2029 | ~$1,211,925 | ~$1,211,925 | ~0.7973% | ~$9,662 | +290.4% |
| 2030 | ~$1,908,372 | ~$1,908,372 | ~0.7973% | ~$15,215 | +514.8% |
| 2031 | ~$3,005,039 | ~$3,005,039 | ~0.7973% | ~$23,958 | +868.1% |
| 2027 | ~$501,183 | ~$501,183 | ~0.8060% | ~$4,040 | +61.5% |
| 2028 | ~$809,240 | ~$809,240 | ~0.8147% | ~$6,593 | +160.7% |
| 2029 | ~$1,306,649 | ~$1,306,649 | ~0.8235% | ~$10,760 | +321.0% |
| 2030 | ~$2,109,794 | ~$2,109,794 | ~0.8322% | ~$17,558 | +579.7% |
| 2031 | ~$3,406,603 | ~$3,406,603 | ~0.8409% | ~$28,647 | +997.5% |
| 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 | 2022–2024 | 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 | 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 | — |