4617 MIRADOR DR TX 78735
| Owner | SARASWATI HOLDINGS LP |
|---|---|
| Parcel ID | 0103360207 |
| Short ID | 494879 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 239,362 SF |
| Acres | 5.495 |
| Year Built | — |
| Legal | LOT 8 BLK A BARTON CREEK SEC M |
| Neighborhood | N6060 |
| Land | $667,745 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $667,745 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $667,745 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $667,745 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $667,745 |
| Taxable Value | $667,745 |
|---|
Appreciation: Market value has fallen -4.6% from $700,000 (2021) to $667,745 (2025), a CAGR of -1.2% over 4 years. Growth has been relatively flat for this asset class. 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. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.0705% in 2025 (+0.0433% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $13,825. Austin ISD is the largest single contributor, at 44.7% 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 100% of market value ($667,745 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 $667,745, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, 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 -1.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $629,508 by 2030, with an estimated annual tax burden around $11,222. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $6,177.98 | $6,177.98 | Paid |
| U4D Travis County MUD # 08 | 0.6000% | 0.5335% | 0.4855% | 0.4700% | 0.4890% | +0.0190% | $3,265.27 | $3,265.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,509.69 | $2,509.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $788.09 | $788.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $690.45 | $690.45 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $393.97 | $393.97 | Paid |
| Combined Rate | 2.3007% | 2.0907% | 1.8889% | 2.0272% | 2.0705% | +0.0433% | $13,825.45 | $13,825.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $557,444 | $667,745 | -16.5% |
| Assessed Value | $557,444 | $667,745 | -16.5% |
| Land Value | $667,745 | $667,745 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $557,444 | $667,745 | -16.5% |
| Total Tax 2026 = estimate |
~$11,542
Estimated
|
~$13,825
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $667,745 | $557,444 | -110,301 (-16.5%) |
| Taxable Value | $667,745 | $557,444 | -110,301 (-16.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $557,444 | $667,745 | — | — | $557,444 | $557,444 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $667,745 | $667,745 | — | — | $667,745 | $667,745 | ~$13,825 | Partial |
| 2024 | $— | — | — | — | $600,000 | $— | $12,163 | Verified |
| 2023 | $— | — | — | — | $700,000 | $— | $13,223 | Verified |
| 2022 | $— | — | — | — | $700,000 | $— | $14,635 | Verified |
| 2021 | $700,000 | — | — | — | $700,000 | $— | $16,105 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +11.3% | +11.3% | ~100% | Not available | Partial |
| 2024 | -14.3% | -14.3% | ~100% | 2.0300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.0900% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.5% | -10.6% | +2.7% | -4.6% | 2025 | -16.5% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,825 | $14,965 | ~$12,242 | $16,105 | 2021 | $13,825 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$659,916 | ~$659,916 | ~2.0129% | ~$13,284 | -1.2% |
| 2027 | ~$652,179 | ~$652,179 | ~1.9554% | ~$12,752 | -2.3% |
| 2028 | ~$644,533 | ~$644,533 | ~1.8978% | ~$12,232 | -3.5% |
| 2029 | ~$636,976 | ~$636,976 | ~1.8403% | ~$11,722 | -4.6% |
| 2030 | ~$629,508 | ~$629,508 | ~1.7827% | ~$11,222 | -5.7% |
| 2026 | ~$646,561 | ~$646,561 | ~2.0705% | ~$13,387 | -3.2% |
| 2027 | ~$626,050 | ~$626,050 | ~2.0705% | ~$12,962 | -6.2% |
| 2028 | ~$606,189 | ~$606,189 | ~2.0705% | ~$12,551 | -9.2% |
| 2029 | ~$586,958 | ~$586,958 | ~2.0705% | ~$12,153 | -12.1% |
| 2030 | ~$568,337 | ~$568,337 | ~2.0705% | ~$11,767 | -14.9% |
| 2026 | ~$673,271 | ~$673,271 | ~1.9841% | ~$13,359 | +0.8% |
| 2027 | ~$678,843 | ~$678,843 | ~1.8978% | ~$12,883 | +1.7% |
| 2028 | ~$684,461 | ~$684,461 | ~1.8115% | ~$12,399 | +2.5% |
| 2029 | ~$690,125 | ~$690,125 | ~1.7252% | ~$11,906 | +3.4% |
| 2030 | ~$695,837 | ~$695,837 | ~1.6388% | ~$11,404 | +4.2% |
In 2025, this property's market value of $667,745 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 8× the county median of $85,028. 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 | $667,745 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $700,000 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | 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.