3605 VERANO DR TX 78735
| Owner | PUETT NELSON HARWOOD 2006 TRUST THE |
|---|---|
| Parcel ID | 0111440111 |
| Short ID | 748617 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 45,560 SF |
| Acres | 1.046 |
| Year Built | — |
| Legal | LOT 51 BLK A BARTON CREEK SEC H PHS 4 |
| Neighborhood | N7150 |
| Land | $1,063,623 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,063,623 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,063,623 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,063,623 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,063,623 |
| Taxable Value | $1,063,623 |
|---|
Appreciation: Market value has risen +83.9% from $578,520 (2021) to $1,063,623 (2025), a CAGR of 16.4% 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 lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.9335% in 2025 (+0.0063% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $20,565. Austin ISD is the largest single contributor, at 47.9% 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 ($1,063,623 land vs $0 improvements), about $23/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 $1,063,623, 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 +16.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,277,060 by 2030, with an estimated annual tax burden around $37,829. 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% | $9,840.64 | $9,840.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,997.57 | $3,997.57 | Paid |
| U8C Travis County MUD # 03 | 0.4505% | 0.4305% | 0.3920% | 0.3700% | 0.3520% | -0.0180% | $3,743.95 | $3,743.95 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,255.32 | $1,255.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,099.79 | $1,099.79 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $627.54 | $627.54 | Paid |
| Combined Rate | 2.1512% | 1.9877% | 1.7954% | 1.9272% | 1.9335% | +0.0063% | $20,564.81 | $20,564.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,063,623 | $1,063,623 | +0.0% |
| Assessed Value | $1,063,623 | $1,063,623 | +0.0% |
| Land Value | $1,063,623 | $1,063,623 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,063,623 | $1,063,623 | +0.0% |
| Total Tax 2026 = estimate |
~$20,565
Estimated
|
~$20,565
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,063,623 | $1,063,623 | +0 (+0.0%) |
| Taxable Value | $1,063,623 | $1,063,623 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,063,623 | $1,063,623 | — | — | $1,063,623 | $1,063,623 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,063,623 | $1,063,623 | — | — | $1,063,623 | $1,063,623 | ~$20,565 | Partial |
| 2024 | $— | — | — | — | $1,000,000 | $— | $19,272 | Verified |
| 2023 | $— | — | — | — | $857,500 | $— | $15,396 | Verified |
| 2022 | $— | — | — | — | $857,500 | $— | $17,045 | Verified |
| 2021 | $578,520 | — | — | — | $600,000 ! | $— | $12,907 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +6.4% | +6.4% | ~100% | Not available | Partial |
| 2024 | +16.6% | +16.6% | ~100% | 1.9300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8000% | Verified |
| 2022 | +42.9% | +42.9% | ~100% | 1.9900% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +77.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +42.0% | +16.4% | +83.9% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 101.2% | — | 103.7% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.9300% | 1.9300% | — | 1.9300% | 2025 | 1.9300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,565 | $16,736 | ~$30,139 | $20,565 | 2025 | $12,907 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,238,526 | ~$1,238,526 | ~1.8790% | ~$23,272 | +16.4% |
| 2027 | ~$1,442,190 | ~$1,442,190 | ~1.8246% | ~$26,314 | +35.6% |
| 2028 | ~$1,679,344 | ~$1,679,344 | ~1.7702% | ~$29,727 | +57.9% |
| 2029 | ~$1,955,497 | ~$1,955,497 | ~1.7158% | ~$33,552 | +83.9% |
| 2030 | ~$2,277,060 | ~$2,277,060 | ~1.6613% | ~$37,829 | +114.1% |
| 2026 | ~$1,217,253 | ~$1,217,253 | ~1.9335% | ~$23,535 | +14.4% |
| 2027 | ~$1,393,074 | ~$1,393,074 | ~1.9335% | ~$26,935 | +31.0% |
| 2028 | ~$1,594,291 | ~$1,594,291 | ~1.9335% | ~$30,825 | +49.9% |
| 2029 | ~$1,824,571 | ~$1,824,571 | ~1.9335% | ~$35,277 | +71.5% |
| 2030 | ~$2,088,113 | ~$2,088,113 | ~1.9335% | ~$40,373 | +96.3% |
| 2026 | ~$1,259,798 | ~$1,259,798 | ~1.8518% | ~$23,329 | +18.4% |
| 2027 | ~$1,492,156 | ~$1,492,156 | ~1.7702% | ~$26,414 | +40.3% |
| 2028 | ~$1,767,370 | ~$1,767,370 | ~1.6885% | ~$29,843 | +66.2% |
| 2029 | ~$2,093,345 | ~$2,093,345 | ~1.6069% | ~$33,638 | +96.8% |
| 2030 | ~$2,479,443 | ~$2,479,443 | ~1.5253% | ~$37,818 | +133.1% |
In 2025, this property's market value of $1,063,623 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 13× 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 | $1,063,623 | $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 | $578,520 | $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.