23395 NAMELESS RD TX 78641
| Owner | NAMELESS HOLLOW COUNCIL OF |
|---|---|
| Parcel ID | 0501670205 |
| Short ID | 353099 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 10,019 SF |
| Acres | 0.230 |
| Year Built | — |
| Legal | ABS 2325 SUR 48 TODD JOHN T ACR .23 |
| Neighborhood | _RGN145 |
| Land | $34,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $34,500 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $34,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $34,500 |
| Value Limitation Adjustment (−) (homestead cap) | −$8,004 |
| Net Appraised (assessed) | $26,496 |
| Taxable Value | $26,496 |
|---|
| Total Due | $566.52 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +100.0% from $17,250 (2021) to $34,500 (2025), a CAGR of 18.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $499. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($26,496) is $8,004 below market value, suggesting potential for an upward assessment in future years.
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 ($34,500 land vs $0 improvements), about $3/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 $34,500, this parcel sits in the lower-middle (25th–50th 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 +14.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $69,000 by 2031, with an estimated annual tax burden around $1,104. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $566.52 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +8 |
| Travis Central Health | 0.1080% | 0.1180% | +3 |
| Travis County ESD # 07 | 0.0910% | 0.1000% | +2 |
| Austin Community College | 0.1013% | 0.1034% | +1 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
| Travis County ESD # 01 | 0.1000% | 0.1000% | +0 |
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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $287.99 | $3.82 | $284.17 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $99.58 | $1.32 | $98.26 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $31.27 | $0.41 | $30.86 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $27.40 | $0.36 | $27.04 |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $26.50 | $0.35 | $26.15 |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $26.49 | $0.35 | $26.14 |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $499.23 | $6.61 | $492.62 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $287.99 | 57.7% |
| TCO Travis County | 0.3758% | $99.58 | 19.9% |
| THD Travis Central Health | 0.1180% | $31.27 | 6.3% |
| ACT Austin Community College | 0.1034% | $27.40 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $26.50 | 5.3% |
| E07 Travis County ESD # 07 | 0.1000% | $26.49 | 5.3% |
| Total | 1.8841% | $499.23 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $34,500 | $34,500 | +0.0% |
| Assessed Value | $31,795 | $26,496 | +20.0% |
| Land Value | $69,000 | $34,500 | +100.0% |
| Improvement Value | — | — | — |
| Taxable Value | $31,795 | $26,496 | +20.0% |
| HS Cap Loss | -$2,705 | — | |
| Total Tax 2026 = estimate |
~$599
Estimated
|
$499 | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $34,500 | $69,000 | — | −$2,705 | $31,795 | $31,795 | Not yet — post-cert | Preliminary |
| 2025 | $34,500 | $34,500 | — | −$8,004 | $26,496 | $26,496 | $499 | Verified |
| 2024 | $34,500 | $34,500 | — | −$12,420 | $22,080 | $22,080 | $404 | Verified |
| 2023 | $18,400 | $18,400 | — | — | $18,400 | $18,400 | $331 | Verified |
| 2022 | $8,637 | $8,637 | — | — | $8,637 | $8,637 | $170 | Verified |
| 2021 | $17,250 | $17,250 | — | — | $17,250 | $17,250 | $364 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 92.2% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 76.8% | 1.4500% | Verified |
| 2024 | +87.5% ! | +20.0% | 64.0% | No billing data | Verified |
| 2023 | +113.0% ! | +113.0% | ~100% | No billing data | Verified |
| 2022 | -49.9% | -49.9% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +30.1% | +14.9% | +113.0% | 2023 | -49.9% | 2022 |
| Assessment Ratio | 92.2% | 88.8% | — | 100.0% | 2021 | 64.0% | 2024 |
| Effective Tax Rate (2025) | 1.4500% | 1.4500% | — | 1.4500% | 2025 | 1.4500% | 2025 |
| Tax Amount | $499 | $354 | ~$905 | $499 | 2025 | $170 | 2022 |
Market value changed by 113% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$39,630 | ~$39,630 | ~1.8274% | ~$724 | +14.9% |
| 2028 | ~$45,523 | ~$45,523 | ~1.7707% | ~$806 | +32.0% |
| 2029 | ~$52,292 | ~$52,292 | ~1.7140% | ~$896 | +51.6% |
| 2030 | ~$60,068 | ~$60,068 | ~1.6573% | ~$996 | +74.1% |
| 2031 | ~$69,000 | ~$69,000 | ~1.6006% | ~$1,104 | +100.0% |
| 2027 | ~$38,940 | ~$38,940 | ~1.8841% | ~$734 | +12.9% |
| 2028 | ~$43,952 | ~$43,952 | ~1.8841% | ~$828 | +27.4% |
| 2029 | ~$49,608 | ~$49,608 | ~1.8841% | ~$935 | +43.8% |
| 2030 | ~$55,993 | ~$55,993 | ~1.8841% | ~$1,055 | +62.3% |
| 2031 | ~$63,199 | ~$63,199 | ~1.8841% | ~$1,191 | +83.2% |
| 2027 | ~$40,320 | ~$40,320 | ~1.7991% | ~$725 | +16.9% |
| 2028 | ~$47,122 | ~$47,122 | ~1.7140% | ~$808 | +36.6% |
| 2029 | ~$55,071 | ~$55,071 | ~1.6289% | ~$897 | +59.6% |
| 2030 | ~$64,362 | ~$64,362 | ~1.5439% | ~$994 | +86.6% |
| 2031 | ~$75,220 | ~$75,220 | ~1.4588% | ~$1,097 | +118.0% |
In 2025, this property's market value of $34,500 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -59% 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 | $34,500 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $34,500 | $23,000 | $66,000 | $328,966 | ↓ Below median | +0.0% |
| 2023 | $18,400 | $24,692 | $71,500 | $270,000 | ↓ Bottom 25% | +0.0% |
| 2022 | $8,637 | $15,000 | $55,000 | $180,000 | ↓ Bottom 25% | +100.0% |
| 2021 | $17,250 | $8,000 | $22,000 | $81,900 | ↓ Below 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 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |