JOUSTING PL TX 78746
| Owner | FICKLIN JARED LEIGH |
|---|---|
| Parcel ID | 0115280619 |
| Short ID | 115444 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 150,935 SF |
| Acres | 3.465 |
| Year Built | — |
| Legal | LOT 1 *(4.162 ACR) CAMELOT SEC 5 |
| Neighborhood | N5700 |
| Land | $827,846 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $827,846 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $827,846 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $827,846 |
| Value Limitation Adjustment (−) (homestead cap) | −$655,046 |
| Net Appraised (assessed) | $172,800 |
| Taxable Value | $172,800 |
|---|
Appreciation: Market value has risen +1589.5% from $49,000 (2021) to $827,846 (2025), a CAGR of 102.7% 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 5 taxing entities is 1.4611% in 2025 (-0.0092% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $2,525. Eanes ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Assessment Gap: Assessed value ($172,800) is $655,046 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 ($827,846 land vs $0 improvements), about $5/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 $827,846, 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 +102.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $28,355,767 by 2030, with an estimated annual tax burden around $333,869. 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 145% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $1,438.04 | $1,438.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $649.46 | $649.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $203.94 | $203.94 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $130.98 | $130.98 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $99.23 | $99.23 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $2,521.65 | $2,521.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,101,122 | $827,846 | +33.0% |
| Assessed Value | $207,360 | $172,800 | +20.0% |
| Land Value | $1,101,122 | $827,846 | +33.0% |
| Improvement Value | — | — | — |
| Taxable Value | $207,360 | $172,800 | +20.0% |
| HS Cap Loss | -$893,762 | — | |
| Total Tax 2026 = estimate |
~$3,030
Estimated
|
~$2,522
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,101,122 | $1,101,122 | +0 (+0.0%) |
| Taxable Value | $207,360 | $207,360 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,101,122 | $1,101,122 | — | −$893,762 | $207,360 | $207,360 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $827,846 | $827,846 | — | −$655,046 | $172,800 | $172,800 | ~$2,522 | Partial |
| 2024 | $— | — | — | — | $600,000 | $— | $2,115 | Verified |
| 2023 | $— | — | — | — | $120,000 | $— | $1,714 | Verified |
| 2022 | $— | — | — | — | $120,000 | $— | $1,872 | Verified |
| 2021 | $49,000 | — | — | — | $49,000 | $— | $826 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +33.0% | +20.0% | 18.8% | Not available | Partial |
| 2025 | +38.0% | +20.0% | 20.9% | Not available | Partial |
| 2024 | +400.0% ! | +20.0% | 24.0% | 0.3500% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4300% | Verified |
| 2022 | +144.9% ! | +144.9% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1589.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +33.0% | +811.2% | +92.7% | +1589.5% | 2025 | +33.0% | 2026 |
| Assessment Ratio | 18.8% | 46.6% | — | 100.0% | 2021 | 18.8% | 2026 |
| 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 |
$2,522 | $1,674 | ~$132,992 | $2,522 | 2025 | $826 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,678,371 | ~$1,678,371 | ~1.4043% | ~$23,570 | +102.7% |
| 2027 | ~$3,402,721 | ~$3,402,721 | ~1.3476% | ~$45,855 | +311.0% |
| 2028 | ~$6,898,659 | ~$6,898,659 | ~1.2909% | ~$89,054 | +733.3% |
| 2029 | ~$13,986,306 | ~$13,986,306 | ~1.2342% | ~$172,613 | +1589.5% |
| 2030 | ~$28,355,767 | ~$28,355,767 | ~1.1774% | ~$333,869 | +3325.2% |
| 2026 | ~$1,661,814 | ~$1,661,814 | ~1.4611% | ~$24,280 | +100.7% |
| 2027 | ~$3,335,917 | ~$3,335,917 | ~1.4611% | ~$48,740 | +303.0% |
| 2028 | ~$6,696,503 | ~$6,696,503 | ~1.4611% | ~$97,840 | +708.9% |
| 2029 | ~$13,442,526 | ~$13,442,526 | ~1.4611% | ~$196,404 | +1523.8% |
| 2030 | ~$26,984,460 | ~$26,984,460 | ~1.4611% | ~$394,261 | +3159.6% |
| 2026 | ~$1,694,928 | ~$1,694,928 | ~1.3760% | ~$23,322 | +104.7% |
| 2027 | ~$3,470,187 | ~$3,470,187 | ~1.2909% | ~$44,796 | +319.2% |
| 2028 | ~$7,104,843 | ~$7,104,843 | ~1.2058% | ~$85,670 | +758.2% |
| 2029 | ~$14,546,419 | ~$14,546,419 | ~1.1207% | ~$163,022 | +1657.1% |
| 2030 | ~$29,782,266 | ~$29,782,266 | ~1.0356% | ~$308,428 | +3497.6% |
In 2025, this property's market value of $827,846 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $827,846 | $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 | $49,000 | $6,000 | $14,480 | $80,000 | ↑ Above median | 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.