4912 JULIAN ALPS TX 78738
| Owner | FALCONHEAD WEST |
|---|---|
| Parcel ID | 0125800214 |
| Short ID | 770263 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 5,352,932 SF |
| Acres | 122.886 |
| Year Built | — |
| Legal | LOT 276 BLK C FALCONHEAD WEST PHS 1 SEC 2 & PHS 2 (PARKLAND, GREENBELT, WATER QUALITY ESMT, DRAINAGE ESMT, STORM SEWER ESMT & WASTEWATER ESMT) (PARKLAND, GREENBELT, WATER QUALITY ESMT, DRAINAGE ESMT, |
| Neighborhood | R3014 |
| Land | $16,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $16,750 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $16,750 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $16,750 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,781 |
| Net Appraised (assessed) | $13,969 |
| Taxable Value | $13,969 |
|---|
Appreciation: Market value has risen +72.6% from $9,702 (2021) to $16,750 (2025), a CAGR of 14.6% 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 1.7000% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $237. Lake Travis ISD is the largest single contributor, at 61.2% of the total 2025 levy.
Assessment Gap: Assessed value ($13,969) is $2,781 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 ($16,750 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 $16,750, this parcel sits in the bottom quartile (<25th 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 +14.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $33,148 by 2030, with an estimated annual tax burden around $491. 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 129% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $145.24 | $145.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $52.50 | $52.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $16.49 | $16.49 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $12.63 | $12.63 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $7.82 | $7.82 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $2.79 | $2.79 | Paid |
| Combined Rate | 1.8761% | 1.7900% | 1.6358% | 1.6789% | 1.7000% | +0.0211% | $237.47 | $237.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $16,750 | $16,750 | +0.0% |
| Assessed Value | $16,750 | $13,969 | +19.9% |
| Land Value | $16,750 | $16,750 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $16,750 | $13,969 | +19.9% |
| Total Tax 2026 = estimate |
~$285
Estimated
|
~$237
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $16,750 | $16,750 | +0 (+0.0%) |
| Taxable Value | $16,750 | $16,750 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $16,750 | $16,750 | — | — | $16,750 | $16,750 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $16,750 | $16,750 | — | −$2,781 | $13,969 | $13,969 | ~$237 | Partial |
| 2024 | $— | — | — | — | $22,200 | $— | $195 | Verified |
| 2023 | $— | — | — | — | $9,701 | $— | $159 | Verified |
| 2022 | $— | — | — | — | $9,701 | $— | $174 | Verified |
| 2021 | $9,702 | — | — | — | $9,702 | $— | $182 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +19.9% | ~100% | Not available | Partial |
| 2025 | -24.5% | +20.0% | 83.4% | Not available | Partial |
| 2024 | +128.8% ! | +20.0% | 52.4% | 0.8800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6400% | Verified |
| 2022 | -0.0% | -0.0% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 1.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +72.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +36.3% | +14.6% | +72.6% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 94.5% | — | 100.0% | 2021 | 83.4% | 2025 |
| Effective Tax Rate (2025) | 1.4200% | 1.4200% | — | 1.4200% | 2025 | 1.4200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$237 | $210 | ~$400 | $237 | 2025 | $182 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$19,200 | ~$19,200 | ~1.6559% | ~$318 | +14.6% |
| 2027 | ~$22,009 | ~$22,009 | ~1.6119% | ~$355 | +31.4% |
| 2028 | ~$25,228 | ~$25,228 | ~1.5679% | ~$396 | +50.6% |
| 2029 | ~$28,918 | ~$28,918 | ~1.5239% | ~$441 | +72.6% |
| 2030 | ~$33,148 | ~$33,148 | ~1.4798% | ~$491 | +97.9% |
| 2026 | ~$18,865 | ~$18,865 | ~1.7000% | ~$321 | +12.6% |
| 2027 | ~$21,247 | ~$21,247 | ~1.7000% | ~$361 | +26.8% |
| 2028 | ~$23,930 | ~$23,930 | ~1.7000% | ~$407 | +42.9% |
| 2029 | ~$26,952 | ~$26,952 | ~1.7000% | ~$458 | +60.9% |
| 2030 | ~$30,355 | ~$30,355 | ~1.7000% | ~$516 | +81.2% |
| 2026 | ~$19,535 | ~$19,535 | ~1.6339% | ~$319 | +16.6% |
| 2027 | ~$22,783 | ~$22,783 | ~1.5679% | ~$357 | +36.0% |
| 2028 | ~$26,572 | ~$26,572 | ~1.5018% | ~$399 | +58.6% |
| 2029 | ~$30,990 | ~$30,990 | ~1.4358% | ~$445 | +85.0% |
| 2030 | ~$36,142 | ~$36,142 | ~1.3698% | ~$495 | +115.8% |
In 2025, this property's market value of $16,750 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -80% below 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 | $16,750 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $9,702 | $6,000 | $14,480 | $80,000 | ↓ Below 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.