BIRDLIP CIR TX 78733
| Owner | BIRDLIP HOME OWNERS ASSOCIATION |
|---|---|
| Parcel ID | 0127400114 |
| Short ID | 541486 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 710,550 SF |
| Acres | 16.312 |
| Year Built | — |
| Legal | LOT 21 BLK A BIRDLIP SUBD (DRAINAGE & CONSERVATION EASEMENT) |
| Neighborhood | N7900 |
| Land | $40,011 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $40,011 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $40,011 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $40,011 |
| Value Limitation Adjustment (−) (homestead cap) | −$16,072 |
| Net Appraised (assessed) | $23,939 |
| Taxable Value | $23,939 |
|---|
| Total Due | $3,461.67 |
|---|---|
| First Delinquent | 2018 |
Appreciation: Market value has risen +157.2% from $15,559 (2021) to $40,011 (2025), a CAGR of 26.6% 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 5 taxing entities is 1.4813% in 2025 (-0.0143% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $355. Eanes ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($23,939) is $16,072 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 ($40,011 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 $40,011, this parcel sits in the lower-middle (25th–50th 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 +26.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $130,295 by 2030, with an estimated annual tax burden around $1,572. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $3,461.67 in unpaid taxes since 2018. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Eanes ISD | 0.8855% | 0.8322% | -13 |
| Travis County | 0.3444% | 0.3758% | +8 |
| Travis Central Health | 0.1080% | 0.1180% | +2 |
| WCID # 18 | 0.0577% | 0.0552% | -0 |
| Travis County ESD # 10 | 0.1000% | 0.1000% | +0 |
Market value changed by 191% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $199.22 | $— | $199.22 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $89.97 | $— | $89.97 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $28.25 | $— | $28.25 |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $23.94 | $— | $23.94 |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $4.23 | $— | $4.23 |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $345.61 | $0.00 | $345.61 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $39,880 | $40,011 | -0.3% |
| Assessed Value | $28,727 | $23,939 | +20.0% |
| Land Value | $39,880 | $40,011 | -0.3% |
| Improvement Value | — | — | — |
| Taxable Value | $28,727 | $23,939 | +20.0% |
| HS Cap Loss | -$11,153 | — | |
| Total Tax 2026 = estimate |
~$426
Estimated
|
$346 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $39,880 | $39,880 | +0 (+0.0%) |
| Taxable Value | $28,727 | $28,727 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $39,880 | $39,880 | — | −$11,153 | $28,727 | $28,727 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $40,011 | $40,011 | — | −$16,072 | $23,939 | $23,939 | $346 | Verified |
| 2024 | $— | — | — | — | $48,315 | $— | $291 | Verified |
| 2023 | $— | — | — | — | $16,624 | $— | $235 | Verified |
| 2022 | $— | — | — | — | $16,624 | $— | $256 | Verified |
| 2021 | $15,559 | — | — | — | $15,559 | $— | $257 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.3% | +20.0% | 72.0% | Not available | Partial |
| 2025 | -17.2% | +20.0% | 59.8% | 0.8600% | Verified |
| 2024 | +190.6% ! | +20.0% | 41.3% | 0.6000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4100% | Verified |
| 2022 | +6.8% | +6.8% | ~100% | 1.5400% | Verified |
| 2021 | base year | — | ~100% | 1.6500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +157.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.3% | +78.4% | +26.7% | +157.2% | 2025 | -0.3% | 2026 |
| Assessment Ratio | 72.0% | 77.3% | — | 100.0% | 2021 | 59.8% | 2025 |
| Effective Tax Rate (2025) | 0.8600% | 0.8600% | — | 0.8600% | 2025 | 0.8600% | 2025 |
| Tax Amount | $346 | $301 | ~$1,108 | $346 | 2025 | $257 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$50,667 | ~$50,667 | ~1.4263% | ~$723 | +26.6% |
| 2027 | ~$64,162 | ~$64,162 | ~1.3713% | ~$880 | +60.4% |
| 2028 | ~$81,251 | ~$81,251 | ~1.3163% | ~$1,069 | +103.1% |
| 2029 | ~$102,891 | ~$102,891 | ~1.2613% | ~$1,298 | +157.2% |
| 2030 | ~$130,295 | ~$130,295 | ~1.2063% | ~$1,572 | +225.6% |
| 2026 | ~$49,867 | ~$49,867 | ~1.4813% | ~$739 | +24.6% |
| 2027 | ~$62,151 | ~$62,151 | ~1.4813% | ~$921 | +55.3% |
| 2028 | ~$77,462 | ~$77,462 | ~1.4813% | ~$1,147 | +93.6% |
| 2029 | ~$96,543 | ~$96,543 | ~1.4813% | ~$1,430 | +141.3% |
| 2030 | ~$120,325 | ~$120,325 | ~1.4813% | ~$1,782 | +200.7% |
| 2026 | ~$51,468 | ~$51,468 | ~1.3988% | ~$720 | +28.6% |
| 2027 | ~$66,205 | ~$66,205 | ~1.3163% | ~$871 | +65.5% |
| 2028 | ~$85,162 | ~$85,162 | ~1.2338% | ~$1,051 | +112.8% |
| 2029 | ~$109,547 | ~$109,547 | ~1.1513% | ~$1,261 | +173.8% |
| 2030 | ~$140,914 | ~$140,914 | ~1.0687% | ~$1,506 | +252.2% |
In 2025, this property's market value of $40,011 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -53% 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 | $40,011 | $24,862 | $85,028 | $363,420 | ↓ Below 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 | $15,559 | $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.