3124 PEARCE RD TX 78730
| Owner | GREENSHORES ON LAKE AUSTIN |
|---|---|
| Parcel ID | 0131230212 |
| Short ID | 583512 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 544,500 SF |
| Acres | 12.500 |
| Year Built | — |
| Legal | LOT 14 BLK 3 GREENSHORES ON LAKE AUSTIN PHS 1 (UTILITY) |
| Neighborhood | U2800 |
| Land | $29,306 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $29,306 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $29,306 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $29,306 |
| Value Limitation Adjustment (−) (homestead cap) | −$23,306 |
| Net Appraised (assessed) | $6,000 |
| Taxable Value | $6,000 |
|---|
Appreciation: Market value has risen +1853.7% from $1,500 (2021) to $29,306 (2025), a CAGR of 110.2% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.5491% in 2025 (+0.0149% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $93. Austin ISD is the largest single contributor, at 59.7% of the total 2025 levy.
Assessment Gap: Assessed value ($6,000) is $23,306 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 ($29,306 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 $29,306, 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 +110.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,203,755 by 2030, with an estimated annual tax burden around $16,140. 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 233% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $55.51 | $55.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $22.55 | $22.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7.08 | $7.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6.20 | $6.20 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $1.60 | $1.60 | Paid |
| Combined Rate | 1.7157% | 1.5722% | 1.4034% | 1.5342% | 1.5491% | +0.0149% | $92.94 | $92.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $29,306 | $29,306 | +0.0% |
| Assessed Value | $7,200 | $6,000 | +20.0% |
| Land Value | $29,306 | $29,306 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $7,200 | $6,000 | +20.0% |
| HS Cap Loss | -$22,106 | — | |
| Total Tax 2026 = estimate |
~$112
Estimated
|
~$93
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $29,306 | $29,306 | +0 (+0.0%) |
| Taxable Value | $7,200 | $7,200 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $29,306 | $29,306 | — | −$22,106 | $7,200 | $7,200 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $29,306 | $29,306 | — | −$23,306 | $6,000 | $6,000 | ~$93 | Partial |
| 2024 | $— | — | — | — | $5,000 | $— | $77 | Verified |
| 2023 | $— | — | — | — | $5,000 | $— | $70 | Verified |
| 2022 | $— | — | — | — | $5,000 | $— | $79 | Verified |
| 2021 | $1,500 | — | — | — | $1,500 | $— | $26 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 24.6% | Not available | Partial |
| 2025 | +486.1% ! | +20.0% | 20.5% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.5300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4000% | Verified |
| 2022 | +233.3% ! | +233.3% | ~100% | 1.5700% | Verified |
| 2021 | base year | — | ~100% | 1.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1853.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +926.9% | +110.2% | +1853.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 24.6% | 48.4% | — | 100.0% | 2021 | 20.5% | 2025 |
| Effective Tax Rate (2025) | 0.3200% | 0.3200% | — | 0.3200% | 2025 | 0.3200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$93 | $59 | ~$6,152 | $93 | 2025 | $26 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$61,613 | ~$61,613 | ~1.5074% | ~$929 | +110.2% |
| 2027 | ~$129,536 | ~$129,536 | ~1.4658% | ~$1,899 | +342.0% |
| 2028 | ~$272,336 | ~$272,336 | ~1.4241% | ~$3,878 | +829.3% |
| 2029 | ~$572,561 | ~$572,561 | ~1.3825% | ~$7,915 | +1853.7% |
| 2030 | ~$1,203,755 | ~$1,203,755 | ~1.3408% | ~$16,140 | +4007.5% |
| 2026 | ~$61,027 | ~$61,027 | ~1.5491% | ~$945 | +108.2% |
| 2027 | ~$127,083 | ~$127,083 | ~1.5491% | ~$1,969 | +333.6% |
| 2028 | ~$264,638 | ~$264,638 | ~1.5491% | ~$4,099 | +803.0% |
| 2029 | ~$551,083 | ~$551,083 | ~1.5491% | ~$8,537 | +1780.4% |
| 2030 | ~$1,147,578 | ~$1,147,578 | ~1.5491% | ~$17,777 | +3815.8% |
| 2026 | ~$62,199 | ~$62,199 | ~1.4866% | ~$925 | +112.2% |
| 2027 | ~$132,012 | ~$132,012 | ~1.4241% | ~$1,880 | +350.5% |
| 2028 | ~$280,183 | ~$280,183 | ~1.3616% | ~$3,815 | +856.1% |
| 2029 | ~$594,661 | ~$594,661 | ~1.2992% | ~$7,726 | +1929.1% |
| 2030 | ~$1,262,111 | ~$1,262,111 | ~1.2367% | ~$15,608 | +4206.7% |
In 2025, this property's market value of $29,306 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -66% 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 | $29,306 | $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 | $1,500 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.