4320 MIRADOR DR TX 78735
| Owner | BARTON CREEK SOUTH PROPERTY OWNERS ASSOCIATION INC |
|---|---|
| Parcel ID | 0105360104 |
| Short ID | 473449 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,159,741 SF |
| Acres | 26.624 |
| Year Built | — |
| Legal | LOT 1 BLK B BARTON CREEK SEC J PHS 2 |
| Neighborhood | N6030 |
| Land | $45,208 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $45,208 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $45,208 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $45,208 |
| Value Limitation Adjustment (−) (homestead cap) | −$38,368 |
| Net Appraised (assessed) | $6,840 |
| Taxable Value | $6,840 |
|---|
Appreciation: Market value has risen +851.7% from $4,750 (2021) to $45,208 (2025), a CAGR of 75.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 7 taxing entities is 2.4360% in 2025 (+0.0043% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $167. Austin ISD is the largest single contributor, at 46.2% of the total 2025 levy.
Assessment Gap: Assessed value ($6,840) is $38,368 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 ($45,208 land vs $0 improvements), about $0/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 $45,208, this parcel sits in the lower-middle (25th–50th 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 +75.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $755,731 by 2030, with an estimated annual tax burden around $15,649. 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.
Market value changed by 852% in 2024, 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% | $63.28 | $63.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $25.71 | $25.71 | Paid |
| U2D Travis County MUD # 06 | 0.4900% | 0.4545% | 0.4230% | 0.4340% | 0.4140% | -0.0200% | $20.11 | $20.11 | Paid |
| U1D Travis County MUD # 05 | 0.5375% | 0.4915% | 0.4586% | 0.4405% | 0.4405% | +0.0000% | $8.74 | $8.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8.07 | $8.07 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7.07 | $7.07 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $4.04 | $4.04 | Paid |
| Combined Rate | 2.7282% | 2.5032% | 2.2850% | 2.4317% | 2.4360% | +0.0043% | $137.02 | $137.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $45,208 | $45,208 | +0.0% |
| Assessed Value | $8,208 | $6,840 | +20.0% |
| Land Value | $45,208 | $45,208 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $8,208 | $6,840 | +20.0% |
| HS Cap Loss | -$37,000 | — | |
| Total Tax 2026 = estimate |
~$200
Estimated
|
~$137
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $45,208 | $45,208 | +0 (+0.0%) |
| Taxable Value | $8,208 | $8,208 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $45,208 | $45,208 | — | −$37,000 | $8,208 | $8,208 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $45,208 | $45,208 | — | −$38,368 | $6,840 | $6,840 | ~$137 | Partial |
| 2024 | $— | — | — | — | $45,208 | $— | $114 | Verified |
| 2023 | $— | — | — | — | $4,750 | $— | $87 | Verified |
| 2022 | $— | — | — | — | $4,750 | $— | $96 | Verified |
| 2021 | $4,750 | — | — | — | $4,750 | $— | $105 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 18.2% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 15.1% | Not available | Partial |
| 2024 | +851.7% ! | +20.0% | 12.6% | 0.2500% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.0200% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +851.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +425.9% | +75.6% | +851.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 18.2% | 44.4% | — | 100.0% | 2021 | 15.1% | 2025 |
| Effective Tax Rate (2025) | 0.3000% | 0.3000% | — | 0.3000% | 2025 | 0.3000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$137 | $121 | ~$7,075 | $137 | 2025 | $105 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$79,405 | ~$79,405 | ~2.3629% | ~$1,876 | +75.6% |
| 2027 | ~$139,469 | ~$139,469 | ~2.2899% | ~$3,194 | +208.5% |
| 2028 | ~$244,966 | ~$244,966 | ~2.2168% | ~$5,430 | +441.9% |
| 2029 | ~$430,266 | ~$430,266 | ~2.1438% | ~$9,224 | +851.7% |
| 2030 | ~$755,731 | ~$755,731 | ~2.0707% | ~$15,649 | +1571.7% |
| 2026 | ~$78,500 | ~$78,500 | ~2.4360% | ~$1,912 | +73.6% |
| 2027 | ~$136,310 | ~$136,310 | ~2.4360% | ~$3,320 | +201.5% |
| 2028 | ~$236,693 | ~$236,693 | ~2.4360% | ~$5,766 | +423.6% |
| 2029 | ~$411,001 | ~$411,001 | ~2.4360% | ~$10,012 | +809.1% |
| 2030 | ~$713,673 | ~$713,673 | ~2.4360% | ~$17,385 | +1478.6% |
| 2026 | ~$80,309 | ~$80,309 | ~2.3264% | ~$1,868 | +77.6% |
| 2027 | ~$142,663 | ~$142,663 | ~2.2168% | ~$3,163 | +215.6% |
| 2028 | ~$253,430 | ~$253,430 | ~2.1072% | ~$5,340 | +460.6% |
| 2029 | ~$450,201 | ~$450,201 | ~1.9977% | ~$8,993 | +895.8% |
| 2030 | ~$799,749 | ~$799,749 | ~1.8881% | ~$15,100 | +1669.0% |
In 2025, this property's market value of $45,208 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -47% below 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 | $45,208 | $24,862 | $85,028 | $363,420 | ↓ Below median | +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 | $4,750 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.