BEDWYR RD TX
| Owner | RINGLE KYLE K & ELLEN |
|---|---|
| Parcel ID | 0117280505 |
| Short ID | 117740 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 16,248 SF |
| Acres | 0.373 |
| Year Built | — |
| Legal | LOT 2 ROGERS ROSALIE K SUBD |
| Neighborhood | N5700 |
| Land | $356,239 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $356,239 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $356,239 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $356,239 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $356,239 |
| Taxable Value | $356,239 |
|---|
Appreciation: Market value has risen +126.2% from $157,500 (2021) to $356,239 (2025), a CAGR of 22.6% over 4 years. This is strong appreciation — well above typical inflation. 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 5 taxing entities is 1.4611% in 2025 (-0.0092% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $5,205. Eanes ISD is the largest single contributor, at 57.0% 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 ($356,239 land vs $0 improvements), about $22/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 $356,239, this parcel sits in the upper-middle (50th–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 +22.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $988,138 by 2030, with an estimated annual tax burden around $11,635. 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 186% 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% | $2,964.62 | $2,964.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,338.91 | $1,338.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $420.44 | $420.44 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $270.03 | $270.03 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $210.89 | $210.89 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $5,204.89 | $5,204.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $579,966 | $356,239 | +62.8% |
| Assessed Value | $579,966 | $356,239 | +62.8% |
| Land Value | $579,966 | $356,239 | +62.8% |
| Improvement Value | — | — | — |
| Taxable Value | $579,966 | $356,239 | +62.8% |
| Total Tax 2026 = estimate |
~$8,474
Estimated
|
~$5,205
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $579,966 | $579,966 | +0 (+0.0%) |
| Taxable Value | $579,966 | $579,966 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $579,966 | $579,966 | — | — | $579,966 | $579,966 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $356,239 | $356,239 | — | — | $356,239 | $356,239 | ~$5,205 | Partial |
| 2024 | $— | — | — | — | $450,000 | $— | $6,616 | Verified |
| 2023 | $— | — | — | — | $450,000 | $— | $6,436 | Verified |
| 2022 | $— | — | — | — | $450,000 | $— | $7,027 | Verified |
| 2021 | $157,500 | — | — | — | $157,500 | $— | $2,659 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +62.8% | +62.8% | ~100% | Not available | Partial |
| 2025 | -20.8% | -20.8% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.4700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4300% | Verified |
| 2022 | +185.7% ! | +185.7% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +126.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +62.8% | +94.5% | +13.2% | +126.2% | 2025 | +62.8% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4600% | 1.4600% | — | 1.4600% | 2025 | 1.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,205 | $3,932 | ~$8,683 | $5,205 | 2025 | $2,659 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$436,874 | ~$436,874 | ~1.4043% | ~$6,135 | +22.6% |
| 2027 | ~$535,762 | ~$535,762 | ~1.3476% | ~$7,220 | +50.4% |
| 2028 | ~$657,033 | ~$657,033 | ~1.2909% | ~$8,482 | +84.4% |
| 2029 | ~$805,754 | ~$805,754 | ~1.2342% | ~$9,944 | +126.2% |
| 2030 | ~$988,138 | ~$988,138 | ~1.1774% | ~$11,635 | +177.4% |
| 2026 | ~$429,750 | ~$429,750 | ~1.4611% | ~$6,279 | +20.6% |
| 2027 | ~$518,430 | ~$518,430 | ~1.4611% | ~$7,575 | +45.5% |
| 2028 | ~$625,409 | ~$625,409 | ~1.4611% | ~$9,138 | +75.6% |
| 2029 | ~$754,463 | ~$754,463 | ~1.4611% | ~$11,023 | +111.8% |
| 2030 | ~$910,148 | ~$910,148 | ~1.4611% | ~$13,298 | +155.5% |
| 2026 | ~$443,999 | ~$443,999 | ~1.3760% | ~$6,109 | +24.6% |
| 2027 | ~$553,379 | ~$553,379 | ~1.2909% | ~$7,143 | +55.3% |
| 2028 | ~$689,706 | ~$689,706 | ~1.2058% | ~$8,316 | +93.6% |
| 2029 | ~$859,616 | ~$859,616 | ~1.1207% | ~$9,634 | +141.3% |
| 2030 | ~$1,071,385 | ~$1,071,385 | ~1.0356% | ~$11,095 | +200.7% |
In 2025, this property's market value of $356,239 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $356,239 | $24,862 | $85,028 | $363,420 | ↑ Above 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 | $157,500 | $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.