BARTON CREEK BLVD TX 78735
| Owner | STRATUS PROPERTIES OPERATING COMPANY LP |
|---|---|
| Parcel ID | 0117300207 |
| Short ID | 117749 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 453,460 SF |
| Acres | 10.410 |
| Year Built | — |
| Legal | LOT 1 BLK A ESTATES OF BARTON CREEK SEC TWO-A (GREENBELT) |
| Neighborhood | N6800 |
| Land | $105,056 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $105,056 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $105,056 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $105,056 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $105,056 |
| Taxable Value | $105,056 |
|---|
Appreciation: Market value has risen +75.1% from $60,000 (2021) to $105,056 (2025), a CAGR of 15.0% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 1.5889% in 2025 (-0.0125% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $1,669. Eanes ISD is the largest single contributor, at 52.4% 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 ($105,056 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 $105,056, 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 +15.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $211,596 by 2030, with an estimated annual tax burden around $2,876. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $874.28 | $874.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $394.85 | $394.85 | Paid |
| W20 WCID # 20 | 0.1620% | 0.1425% | 0.1341% | 0.1925% | 0.1870% | -0.0055% | $196.45 | $196.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $123.99 | $123.99 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $79.63 | $79.63 | Paid |
| Combined Rate | 1.7727% | 1.6366% | 1.5009% | 1.6014% | 1.5889% | -0.0125% | $1,669.20 | $1,669.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,000 | $105,056 | -86.7% |
| Assessed Value | $14,000 | $105,056 | -86.7% |
| Land Value | $138,166 | $105,056 | +31.5% |
| Improvement Value | — | — | — |
| Taxable Value | $14,000 | $105,056 | -86.7% |
| Total Tax 2026 = estimate |
~$222
Estimated
|
~$1,669
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $138,166 | $14,000 | -124,166 (-89.9%) |
| Taxable Value | $126,067 | $14,000 | -112,067 (-88.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $14,000 | $138,166 | — | — | $14,000 | $14,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $105,056 | $105,056 | — | — | $105,056 | $105,056 | ~$1,669 | Partial |
| 2024 | $— | — | — | — | $105,000 | $— | $1,682 | Verified |
| 2023 | $— | — | — | — | $87,500 | $— | $1,313 | Verified |
| 2022 | $— | — | — | — | $87,500 | $— | $1,432 | Verified |
| 2021 | $60,000 | — | — | — | $70,000 ! | $— | $1,241 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +31.5% | +20.0% | 91.2% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | +20.0% | +20.0% | ~100% | 1.6000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5000% | Verified |
| 2022 | +25.0% | +25.0% | ~100% | 1.6400% | Verified |
| 2021 | base year | — | ~100% | 2.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +50.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -86.7% | -5.8% | +164.7% | +75.1% | 2025 | -86.7% | 2026 |
| Assessment Ratio | 100.0% | 105.6% | — | 116.7% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.5900% | 1.5900% | — | 1.5900% | 2025 | 1.5900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,669 | $1,455 | ~$2,345 | $1,669 | 2025 | $1,241 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$120,848 | ~$120,848 | ~1.5429% | ~$1,865 | +15.0% |
| 2027 | ~$139,013 | ~$139,013 | ~1.4970% | ~$2,081 | +32.3% |
| 2028 | ~$159,909 | ~$159,909 | ~1.4510% | ~$2,320 | +52.2% |
| 2029 | ~$183,946 | ~$183,946 | ~1.4051% | ~$2,585 | +75.1% |
| 2030 | ~$211,596 | ~$211,596 | ~1.3591% | ~$2,876 | +101.4% |
| 2026 | ~$118,747 | ~$118,747 | ~1.5889% | ~$1,887 | +13.0% |
| 2027 | ~$134,221 | ~$134,221 | ~1.5889% | ~$2,133 | +27.8% |
| 2028 | ~$151,712 | ~$151,712 | ~1.5889% | ~$2,411 | +44.4% |
| 2029 | ~$171,483 | ~$171,483 | ~1.5889% | ~$2,725 | +63.2% |
| 2030 | ~$193,830 | ~$193,830 | ~1.5889% | ~$3,080 | +84.5% |
| 2026 | ~$122,949 | ~$122,949 | ~1.5199% | ~$1,869 | +17.0% |
| 2027 | ~$143,889 | ~$143,889 | ~1.4510% | ~$2,088 | +37.0% |
| 2028 | ~$168,396 | ~$168,396 | ~1.3821% | ~$2,327 | +60.3% |
| 2029 | ~$197,076 | ~$197,076 | ~1.3132% | ~$2,588 | +87.6% |
| 2030 | ~$230,642 | ~$230,642 | ~1.2442% | ~$2,870 | +119.5% |
In 2025, this property's market value of $105,056 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +24% above 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 | $105,056 | $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 | $60,000 | $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.