BALCONES WAY TX 78750
| Owner | GIBBONS SHARON & RICHARD GIBBONS |
|---|---|
| Parcel ID | 0170130920 |
| Short ID | 174523 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 21,758 SF |
| Acres | 0.499 |
| Year Built | — |
| Legal | LOT 6A BLK C BALCONES VILLAGE SEC 7 AMD LTS 6 & 7 BLK C |
| Neighborhood | U1560 |
| Land | $400,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $400,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $400,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $400,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$166,000 |
| Net Appraised (assessed) | $234,000 |
| Taxable Value | $234,000 |
|---|
Appreciation: Market value has risen +100.0% from $200,000 (2021) to $400,000 (2025), a CAGR of 18.9% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,714. Round Rock ISD is the largest single contributor, at 44.3% of the total 2025 levy.
Assessment Gap: Assessed value ($234,000) is $166,000 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 ($400,000 land vs $0 improvements), about $18/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 $400,000, 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 +18.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $951,366 by 2030, with an estimated annual tax burden around $16,379. 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 100% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $2,089.85 | $2,089.85 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,226.20 | $1,226.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $879.48 | $879.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $276.17 | $276.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $241.96 | $241.96 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $4,713.66 | $4,713.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $195,000 | $400,000 | -51.2% |
| Assessed Value | $195,000 | $234,000 | -16.7% |
| Land Value | $400,000 | $400,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $195,000 | $234,000 | -16.7% |
| Total Tax 2026 = estimate |
~$3,928
Estimated
|
~$4,714
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $400,000 | $195,000 | -205,000 (-51.2%) |
| Taxable Value | $280,800 | $195,000 | -85,800 (-30.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $195,000 | $400,000 | — | — | $195,000 | $195,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $400,000 | $400,000 | — | −$166,000 | $234,000 | $234,000 | ~$4,714 | Partial |
| 2024 | $— | — | — | — | $195,000 | $— | $3,753 | Verified |
| 2023 | $— | — | — | — | $195,000 | $— | $3,644 | Verified |
| 2022 | $— | — | — | — | $400,000 | $— | $8,164 | Verified |
| 2021 | $200,000 | — | — | — | $200,000 | $— | $4,497 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 70.2% | Not available | Partial |
| 2025 | +105.1% ! | +20.0% | 58.5% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9200% | Verified |
| 2023 | -51.2% | -51.2% | ~100% | 1.8700% | Verified |
| 2022 | +100.0% ! | +100.0% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -51.2% | +24.4% | +43.9% | +100.0% | 2025 | -51.2% | 2026 |
| Assessment Ratio | 100.0% | 86.2% | — | 100.0% | 2021 | 58.5% | 2025 |
| Effective Tax Rate (2025) | 1.1800% | 1.1800% | — | 1.1800% | 2025 | 1.1800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,714 | $4,605 | ~$12,606 | $4,714 | 2025 | $4,497 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$475,683 | ~$475,683 | ~1.9558% | ~$9,304 | +18.9% |
| 2027 | ~$565,685 | ~$565,685 | ~1.8973% | ~$10,733 | +41.4% |
| 2028 | ~$672,717 | ~$672,717 | ~1.8387% | ~$12,370 | +68.2% |
| 2029 | ~$800,000 | ~$800,000 | ~1.7802% | ~$14,242 | +100.0% |
| 2030 | ~$951,366 | ~$951,366 | ~1.7216% | ~$16,379 | +137.8% |
| 2026 | ~$467,683 | ~$467,683 | ~2.0144% | ~$9,421 | +16.9% |
| 2027 | ~$546,818 | ~$546,818 | ~2.0144% | ~$11,015 | +36.7% |
| 2028 | ~$639,344 | ~$639,344 | ~2.0144% | ~$12,879 | +59.8% |
| 2029 | ~$747,525 | ~$747,525 | ~2.0144% | ~$15,058 | +86.9% |
| 2030 | ~$874,012 | ~$874,012 | ~2.0144% | ~$17,606 | +118.5% |
| 2026 | ~$483,683 | ~$483,683 | ~1.9266% | ~$9,318 | +20.9% |
| 2027 | ~$584,873 | ~$584,873 | ~1.8387% | ~$10,754 | +46.2% |
| 2028 | ~$707,232 | ~$707,232 | ~1.7509% | ~$12,383 | +76.8% |
| 2029 | ~$855,190 | ~$855,190 | ~1.6631% | ~$14,223 | +113.8% |
| 2030 | ~$1,034,102 | ~$1,034,102 | ~1.5753% | ~$16,290 | +158.5% |
In 2025, this property's market value of $400,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $400,000 | $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 | $200,000 | $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.