PALEFACE RANCH RD TX 78669
| Owner | GRESSETT JAMES D |
|---|---|
| Parcel ID | 0572170241 |
| Short ID | 794785 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 16,760 SF |
| Acres | 0.385 |
| Year Built | — |
| Legal | UNT 40 VILLAS AT BARTON CREEK VINEYARDS LAKESIDE CONDOMINIUMS PLUS 2.5 % INT IN COM AREA |
| Neighborhood | Q631C |
| Land | $120,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $120,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $96,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $96,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $96,000 |
| Taxable Value | $96,000 |
|---|
Appreciation: Market value has fallen -38.5% from $156,000 (2021) to $96,000 (2025), a CAGR of -11.4% over 4 years. Growth has been relatively flat for this asset class. 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 4 taxing entities is 0.6644% in 2025 (+0.0540% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $638. Travis County is the largest single contributor, at 56.6% 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 125% of market value ($120,000 land vs $0 improvements), about $7/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 $96,000, 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 -19.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $18,416 by 2031, with an estimated annual tax burden around $125. 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $201.45 | $201.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $63.26 | $63.26 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $49.86 | $49.86 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $41.54 | $41.54 | Paid |
| Combined Rate | 0.6542% | 0.5699% | 0.5593% | 0.6104% | 0.6644% | +0.0540% | $356.11 | $356.11 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| TCO Travis County | 0.3758% | $201.45 | 56.6% |
| THD Travis Central Health | 0.1180% | $63.26 | 17.8% |
| E08 Travis County ESD # 08 | 0.0930% | $49.86 | 14.0% |
| E16 Travis County ESD # 16 | 0.0775% | $41.54 | 11.7% |
| Total | 0.6644% | $356.11 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $53,600 | $96,000 | -44.2% |
| Assessed Value | $53,600 | $96,000 | -44.2% |
| Land Value | $120,000 | $120,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $53,600 | $96,000 | -44.2% |
| Total Tax 2026 = estimate |
~$356
Estimated
|
~$356
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $53,600 | $120,000 | — | — | $53,600 | $53,600 | Not yet — post-cert | Preliminary |
| 2025 | $96,000 | $120,000 | — | — | $96,000 | $96,000 | ~$356 | Partial |
| 2024 | $67,000 | $120,000 | — | — | $67,000 | $67,000 | $409 | Verified |
| 2023 | $120,000 | $156,000 | — | — | $120,000 | $120,000 | $353 | Verified |
| 2022 | $156,000 | $156,000 | — | — | $156,000 | $156,000 | $333 | Verified |
| 2021 | $156,000 | $156,000 | — | — | $156,000 | $156,000 | $1,021 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -44.2% | -44.2% | ~100% | Not available | Partial |
| 2025 | +43.3% | +43.3% | ~100% | Not available | Partial |
| 2024 | -44.2% | -44.2% | ~100% | No billing data | Verified |
| 2023 | -23.1% | -23.1% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -38.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -44.2% | -13.6% | -19.2% | +43.3% | 2025 | -44.2% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 0.3700% | 0.3700% | — | 0.3700% | 2025 | 0.3700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$356 | $494 | ~$198 | $1,021 | 2021 | $333 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$43,289 | ~$43,289 | ~0.6669% | ~$289 | -19.2% |
| 2028 | ~$34,961 | ~$34,961 | ~0.6695% | ~$234 | -34.8% |
| 2029 | ~$28,235 | ~$28,235 | ~0.6720% | ~$190 | -47.3% |
| 2030 | ~$22,803 | ~$22,803 | ~0.6746% | ~$154 | -57.5% |
| 2031 | ~$18,416 | ~$18,416 | ~0.6771% | ~$125 | -65.6% |
| 2027 | ~$50,920 | ~$50,920 | ~0.6644% | ~$338 | -5.0% |
| 2028 | ~$48,374 | ~$48,374 | ~0.6644% | ~$321 | -9.8% |
| 2029 | ~$45,955 | ~$45,955 | ~0.6644% | ~$305 | -14.3% |
| 2030 | ~$43,658 | ~$43,658 | ~0.6644% | ~$290 | -18.5% |
| 2031 | ~$41,475 | ~$41,475 | ~0.6644% | ~$276 | -22.6% |
| 2027 | ~$44,361 | ~$44,361 | ~0.6682% | ~$296 | -17.2% |
| 2028 | ~$36,714 | ~$36,714 | ~0.6720% | ~$247 | -31.5% |
| 2029 | ~$30,385 | ~$30,385 | ~0.6759% | ~$205 | -43.3% |
| 2030 | ~$25,147 | ~$25,147 | ~0.6797% | ~$171 | -53.1% |
| 2031 | ~$20,813 | ~$20,813 | ~0.6835% | ~$142 | -61.2% |
In 2025, this property's market value of $96,000 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +14% 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 | $96,000 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $67,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $120,000 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $156,000 | $15,000 | $55,000 | $180,000 | ↑ Above median | +100.0% |
| 2021 | $156,000 | $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 | — |