3101 LOST CREEK BLVD TX 78735
| Owner | HOLDEN HILLS LP |
|---|---|
| Parcel ID | 0102370115 |
| Short ID | 102984 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 3,763,758 SF |
| Acres | 86.404 |
| Year Built | — |
| Legal | ABS 74 SUR 72 BRAY J ACR 270.434 (1-D-1) |
| Neighborhood | _NACRE |
| Land | $3,869,017 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,869,017 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,869,017 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,869,017 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,860,253 |
| Net Appraised (assessed) | $8,764 |
| Taxable Value | $8,764 |
|---|
Tax Burden: The combined rate across 6 taxing entities is 2.3355% in 2025 (+0.0103% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $205. Austin ISD is the largest single contributor, at 39.6% of the total 2025 levy.
Assessment Gap: Assessed value ($8,764) is $3,860,253 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($3,869,017 land vs $0 improvements), about $1/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 $3,869,017, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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.
No delinquent taxes on record.
Market value changed by 92% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $81.08 | $81.08 | Paid |
| U5D Travis County MUD # 09 | 0.8120% | 0.7970% | 0.7825% | 0.7680% | 0.7540% | -0.0140% | $66.08 | $66.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $32.94 | $32.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10.34 | $10.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9.06 | $9.06 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $5.17 | $5.17 | Paid |
| Combined Rate | 2.5127% | 2.3542% | 2.1859% | 2.3252% | 2.3355% | +0.0103% | $204.67 | $204.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,282,157 | $3,869,017 | +10.7% |
| Assessed Value | $9,164 | $8,764 | +4.6% |
| Land Value | $7,738,034 | $3,869,017 | +100.0% |
| Improvement Value | — | — | — |
| Taxable Value | $9,164 | $8,764 | +4.6% |
| HS Cap Loss | -$4,272,993 | — | |
| Total Tax 2026 = estimate |
~$214
Estimated
|
~$205
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,738,034 | $4,282,157 | -3,455,877 (-44.7%) |
| Taxable Value | $9,164 | $9,164 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,282,157 | $7,738,034 | — | −$4,272,993 | $9,164 | $9,164 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,869,017 | $3,869,017 | — | −$3,860,253 | $8,764 | $8,764 | ~$205 | Partial |
| 2024 | $— | — | — | — | — | $— | $29,836 | Verified |
| 2023 | $— | — | — | — | — | $— | $2,690 | Verified |
| 2022 | $— | — | — | — | — | $— | $19,380 | Verified |
| 2021 | $— | — | — | — | — | $— | $19,946 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +100.0% ! | +4.6% | 0.1% | Not available | Partial |
| 2025 | +0.0% | -99.8% | 0.2% | Not available | Partial |
| 2024 | +1075.7% ! | +46951.2% | ~100% | 0.7700% | Verified |
| 2023 | -92.0% ! | -95.7% | 2.5% | 0.8200% | Verified |
| 2022 | +0.0% | -91.5% | 4.6% | 0.4700% | Verified |
| 2021 | base year | — | 54.6% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -6.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.7% | +10.7% | — | +10.7% | 2026 | +10.7% | 2026 |
| Assessment Ratio | 0.2% | 0.2% | — | 0.2% | 2025 | 0.2% | 2025 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$205 | $205 | — | $205 | 2025 | $205 | 2025 |
In 2025, this property's market value of $3,869,017 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 6× the county median of $597,708. Agricultural here is the broad TCAD category — every agricultural 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 | $3,869,017 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
| 2023 | — | $167,963 | $453,916 | $1,078,522 | — | +0.0% |
| 2022 | — | $180,794 | $446,888 | $1,009,883 | — | +46.1% |
| 2021 | — | $33,611 | $103,166 | $247,000 | — | base yr |
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.