PHILLIPS CT TX 78733
| Owner | NEVOLA ROGER & MOLLY CAGLE |
|---|---|
| Parcel ID | 0117380119 |
| Short ID | 495030 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 180,338 SF |
| Acres | 4.140 |
| Year Built | — |
| Legal | LOT 4 BLK B BARTON BEND |
| Neighborhood | N6800 |
| Land | $1,082,742 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,082,742 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,082,742 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,082,742 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,082,742 |
| Taxable Value | $1,082,742 |
|---|
Appreciation: Market value has risen +26.9% from $853,397 (2021) to $1,082,742 (2025), a CAGR of 6.1% over 4 years. This represents moderate, steady growth. 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 4 taxing entities is 1.4261% in 2025 (-0.0118% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $15,441. Eanes ISD is the largest single contributor, at 58.4% 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 ($1,082,742 land vs $0 improvements), about $6/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 $1,082,742, 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 +6.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,457,949 by 2030, with an estimated annual tax burden around $17,075. 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% | $9,010.58 | $9,010.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,069.43 | $4,069.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,277.88 | $1,277.88 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,082.74 | $1,082.74 | Paid |
| Combined Rate | 1.6300% | 1.5215% | 1.3933% | 1.4379% | 1.4261% | -0.0118% | $15,440.63 | $15,440.63 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,145,169 | $1,082,742 | +5.8% |
| Assessed Value | $1,145,169 | $1,082,742 | +5.8% |
| Land Value | $1,145,169 | $1,082,742 | +5.8% |
| Improvement Value | — | — | — |
| Taxable Value | $1,145,169 | $1,082,742 | +5.8% |
| Total Tax 2026 = estimate |
~$16,331
Estimated
|
~$15,441
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,145,169 | $1,145,169 | +0 (+0.0%) |
| Taxable Value | $1,145,169 | $1,145,169 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,145,169 | $1,145,169 | — | — | $1,145,169 | $1,145,169 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,082,742 | $1,082,742 | — | — | $1,082,742 | $1,082,742 | ~$15,441 | Partial |
| 2024 | $— | — | — | — | $1,072,500 | $— | $15,422 | Verified |
| 2023 | $— | — | — | — | $975,000 | $— | $13,585 | Verified |
| 2022 | $— | — | — | — | $975,000 | $— | $14,835 | Verified |
| 2021 | $853,397 | — | — | — | $1,040,000 ! | $— | $16,952 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.8% | +5.8% | ~100% | Not available | Partial |
| 2025 | +1.0% | +1.0% | ~100% | Not available | Partial |
| 2024 | +10.0% | +10.0% | ~100% | 1.4400% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.3900% | Verified |
| 2022 | -6.2% | -6.2% | ~100% | 1.5200% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.8% | +16.3% | +5.0% | +26.9% | 2025 | +5.8% | 2026 |
| Assessment Ratio | 100.0% | 107.3% | — | 121.9% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.4300% | 1.4300% | — | 1.4300% | 2025 | 1.4300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,441 | $16,196 | ~$16,459 | $16,952 | 2021 | $15,441 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,149,128 | ~$1,149,128 | ~1.3751% | ~$15,802 | +6.1% |
| 2027 | ~$1,219,585 | ~$1,219,585 | ~1.3241% | ~$16,149 | +12.6% |
| 2028 | ~$1,294,361 | ~$1,294,361 | ~1.2731% | ~$16,479 | +19.5% |
| 2029 | ~$1,373,722 | ~$1,373,722 | ~1.2222% | ~$16,789 | +26.9% |
| 2030 | ~$1,457,949 | ~$1,457,949 | ~1.1712% | ~$17,075 | +34.7% |
| 2026 | ~$1,127,473 | ~$1,127,473 | ~1.4261% | ~$16,079 | +4.1% |
| 2027 | ~$1,174,053 | ~$1,174,053 | ~1.4261% | ~$16,743 | +8.4% |
| 2028 | ~$1,222,556 | ~$1,222,556 | ~1.4261% | ~$17,434 | +12.9% |
| 2029 | ~$1,273,064 | ~$1,273,064 | ~1.4261% | ~$18,155 | +17.6% |
| 2030 | ~$1,325,658 | ~$1,325,658 | ~1.4261% | ~$18,905 | +22.4% |
| 2026 | ~$1,170,783 | ~$1,170,783 | ~1.3496% | ~$15,801 | +8.1% |
| 2027 | ~$1,265,983 | ~$1,265,983 | ~1.2731% | ~$16,118 | +16.9% |
| 2028 | ~$1,368,924 | ~$1,368,924 | ~1.1967% | ~$16,381 | +26.4% |
| 2029 | ~$1,480,235 | ~$1,480,235 | ~1.1202% | ~$16,582 | +36.7% |
| 2030 | ~$1,600,597 | ~$1,600,597 | ~1.0437% | ~$16,706 | +47.8% |
In 2025, this property's market value of $1,082,742 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 | $1,082,742 | $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 | $853,397 | $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.