PEDERNALES CLIFF TRL TX 78669
| Owner | TUTTLE FRANKLIN L JR |
|---|---|
| Parcel ID | 0562070117 |
| Short ID | 356928 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | — |
| Acres | — |
| Year Built | — |
| Legal | LOT 5 PEDERNALES SUBD |
| Neighborhood | Q08WF |
| Land | $350,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $350,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $210,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $210,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $210,000 |
| Taxable Value | $210,000 |
|---|
Appreciation: Market value has risen +87.5% from $112,000 (2021) to $210,000 (2025), a CAGR of 17.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 5 taxing entities is 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,579. Lake Travis ISD is the largest single contributor, at 61.0% 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 167% of market value ($350,000 land vs $0 improvements). 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 $210,000, 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 +9.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $273,438 by 2031, with an estimated annual tax burden around $4,044. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $2,183.37 | $2,183.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $789.27 | $789.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $247.85 | $247.85 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $195.33 | $195.33 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $162.75 | $162.75 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $3,578.57 | $3,578.57 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $2,183.37 | 61.0% |
| TCO Travis County | 0.3758% | $789.27 | 22.1% |
| THD Travis Central Health | 0.1180% | $247.85 | 6.9% |
| E08 Travis County ESD # 08 | 0.0930% | $195.33 | 5.5% |
| E16 Travis County ESD # 16 | 0.0775% | $162.75 | 4.5% |
| Total | 1.7041% | $3,578.57 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $175,000 | $210,000 | -16.7% |
| Assessed Value | $175,000 | $210,000 | -16.7% |
| Land Value | $175,000 | $350,000 | -50.0% |
| Improvement Value | — | — | — |
| Taxable Value | $175,000 | $210,000 | -16.7% |
| Total Tax 2026 = estimate |
~$2,982
Estimated
|
~$3,579
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $175,000 | $175,000 | — | — | $175,000 | $175,000 | Not yet — post-cert | Preliminary |
| 2025 | $210,000 | $350,000 | — | — | $210,000 | $210,000 | ~$3,579 | Partial |
| 2024 | $210,000 | $350,000 | — | — | $210,000 | $210,000 | $3,520 | Verified |
| 2023 | $210,000 | $210,000 | — | — | $210,000 | $210,000 | $3,430 | Verified |
| 2022 | $210,000 | $210,000 | — | — | $210,000 | $210,000 | $3,742 | Verified |
| 2021 | $112,000 | $112,000 | — | — | $112,000 | $112,000 | $2,110 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -16.7% | -16.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +87.5% ! | +87.5% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +87.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.7% | +14.2% | +9.3% | +87.5% | 2022 | -16.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,579 | $3,276 | ~$3,599 | $3,742 | 2022 | $2,110 | 2021 |
Market value changed by 88% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$191,338 | ~$191,338 | ~1.6590% | ~$3,174 | +9.3% |
| 2028 | ~$209,202 | ~$209,202 | ~1.6140% | ~$3,376 | +19.5% |
| 2029 | ~$228,734 | ~$228,734 | ~1.5689% | ~$3,589 | +30.7% |
| 2030 | ~$250,089 | ~$250,089 | ~1.5239% | ~$3,811 | +42.9% |
| 2031 | ~$273,438 | ~$273,438 | ~1.4788% | ~$4,044 | +56.3% |
| 2027 | ~$187,838 | ~$187,838 | ~1.7041% | ~$3,201 | +7.3% |
| 2028 | ~$201,619 | ~$201,619 | ~1.7041% | ~$3,436 | +15.2% |
| 2029 | ~$216,410 | ~$216,410 | ~1.7041% | ~$3,688 | +23.7% |
| 2030 | ~$232,286 | ~$232,286 | ~1.7041% | ~$3,958 | +32.7% |
| 2031 | ~$249,327 | ~$249,327 | ~1.7041% | ~$4,249 | +42.5% |
| 2027 | ~$194,838 | ~$194,838 | ~1.6365% | ~$3,189 | +11.3% |
| 2028 | ~$216,926 | ~$216,926 | ~1.5689% | ~$3,403 | +24.0% |
| 2029 | ~$241,517 | ~$241,517 | ~1.5014% | ~$3,626 | +38.0% |
| 2030 | ~$268,896 | ~$268,896 | ~1.4338% | ~$3,855 | +53.7% |
| 2031 | ~$299,378 | ~$299,378 | ~1.3662% | ~$4,090 | +71.1% |
In 2025, this property's market value of $210,000 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +149% 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 | $210,000 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $210,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $210,000 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $210,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $112,000 | $8,000 | $22,000 | $81,900 | ↑ 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 | — |