1904 BIG HORN DR TX 78734
| Owner | 1904 BIG HORN DRIVE TRUST |
|---|---|
| Parcel ID | 0143550460 |
| Short ID | 143145 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 21,257 SF |
| Acres | 0.488 |
| Year Built | — |
| Legal | LOT 39 BLK W APACHE SHORES SEC 6 |
| Neighborhood | R4007 |
| Land | $355,190 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $355,190 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $355,190 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $355,190 |
| Value Limitation Adjustment (−) (homestead cap) | −$87,590 |
| Net Appraised (assessed) | $267,600 |
| Taxable Value | $267,600 |
|---|
Appreciation: Market value has risen +860.0% from $37,000 (2021) to $355,190 (2025), a CAGR of 76.0% 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 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,346. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($267,600) is $87,590 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 ($355,190 land vs $0 improvements), about $17/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 $355,190, 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 +76.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,001,841 by 2030, with an estimated annual tax burden around $84,315. 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 193% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $1,840.27 | $1,840.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $665.25 | $665.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $208.90 | $208.90 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $160.01 | $160.01 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $2,874.43 | $2,874.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $355,190 | $355,190 | +0.0% |
| Assessed Value | $212,400 | $267,600 | -20.6% |
| Land Value | $355,190 | $355,190 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $212,400 | $267,600 | -20.6% |
| HS Cap Loss | -$142,790 | — | |
| Total Tax 2026 = estimate |
~$3,449
Estimated
|
~$2,874
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $355,190 | $355,190 | +0 (+0.0%) |
| Taxable Value | $212,400 | $212,400 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $355,190 | $355,190 | — | −$142,790 | $212,400 | $212,400 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $355,190 | $355,190 | — | −$87,590 | $267,600 | $267,600 | ~$2,874 | Partial |
| 2024 | $— | — | — | — | $223,000 | $— | $3,581 | Verified |
| 2023 | $— | — | — | — | $360,000 | $— | $5,625 | Verified |
| 2022 | $— | — | — | — | $360,000 | $— | $6,177 | Verified |
| 2021 | $37,000 | — | — | — | $123,000 ! | $— | $2,213 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | -20.6% | 59.8% | Not available | Partial |
| 2025 | +18.4% | -10.8% | 75.3% | Not available | Partial |
| 2024 | -16.7% | -16.7% | ~100% | 1.1900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5600% | Verified |
| 2022 | +192.7% ! | +192.7% | ~100% | 1.7200% | Verified |
| 2021 | base year | — | ~100% | 5.9800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +188.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +430.0% | +76.0% | +860.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 59.8% | 155.8% | — | 332.4% | 2021 | 59.8% | 2026 |
| Effective Tax Rate (2025) | 0.8100% | 0.8100% | — | 0.8100% | 2025 | 0.8100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,874 | $2,544 | ~$37,881 | $2,874 | 2025 | $2,213 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$625,209 | ~$625,209 | ~1.5801% | ~$9,879 | +76.0% |
| 2027 | ~$1,100,500 | ~$1,100,500 | ~1.5363% | ~$16,907 | +209.8% |
| 2028 | ~$1,937,113 | ~$1,937,113 | ~1.4925% | ~$28,911 | +445.4% |
| 2029 | ~$3,409,728 | ~$3,409,728 | ~1.4487% | ~$49,395 | +860.0% |
| 2030 | ~$6,001,841 | ~$6,001,841 | ~1.4048% | ~$84,315 | +1589.8% |
| 2026 | ~$618,106 | ~$618,106 | ~1.6240% | ~$10,038 | +74.0% |
| 2027 | ~$1,075,634 | ~$1,075,634 | ~1.6240% | ~$17,468 | +202.8% |
| 2028 | ~$1,871,831 | ~$1,871,831 | ~1.6240% | ~$30,398 | +427.0% |
| 2029 | ~$3,257,380 | ~$3,257,380 | ~1.6240% | ~$52,899 | +817.1% |
| 2030 | ~$5,668,529 | ~$5,668,529 | ~1.6240% | ~$92,055 | +1495.9% |
| 2026 | ~$632,313 | ~$632,313 | ~1.5582% | ~$9,853 | +78.0% |
| 2027 | ~$1,125,651 | ~$1,125,651 | ~1.4925% | ~$16,800 | +216.9% |
| 2028 | ~$2,003,896 | ~$2,003,896 | ~1.4267% | ~$28,590 | +464.2% |
| 2029 | ~$3,567,358 | ~$3,567,358 | ~1.3610% | ~$48,552 | +904.4% |
| 2030 | ~$6,350,651 | ~$6,350,651 | ~1.2953% | ~$82,257 | +1688.0% |
In 2025, this property's market value of $355,190 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $355,190 | $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 | $37,000 | $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.