18849 HIDDEN RIDGE PL TX 78645
| Owner | COLE RODNEY D & CARRIE L |
|---|---|
| Parcel ID | 0174680316 |
| Short ID | 728041 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 48,351 SF |
| Acres | 1.110 |
| Year Built | — |
| Legal | LOT 1 BLK C BLUFFS THE AMENDED |
| Neighborhood | S0020 |
| Land | $168,196 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $168,196 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $168,196 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $168,196 |
| Value Limitation Adjustment (−) (homestead cap) | −$24,196 |
| Net Appraised (assessed) | $144,000 |
| Taxable Value | $144,000 |
|---|
Appreciation: Market value has risen +223.5% from $52,000 (2021) to $168,196 (2025), a CAGR of 34.1% 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 2.1088% in 2025 (+0.0560% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,037. Lago Vista ISD is the largest single contributor, at 48.2% of the total 2025 levy.
Assessment Gap: Assessed value ($144,000) is $24,196 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 ($168,196 land vs $0 improvements), about $3/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 $168,196, 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 +34.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $729,594 by 2030, with an estimated annual tax burden around $12,822. 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 92% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $1,464.34 | $1,464.34 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $573.26 | $573.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $541.22 | $541.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $169.95 | $169.95 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $144.00 | $144.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $143.95 | $143.95 | Paid |
| Combined Rate | 2.3900% | 2.1989% | 1.9992% | 2.0528% | 2.1088% | +0.0560% | $3,036.72 | $3,036.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $129,176 | $168,196 | -23.2% |
| Assessed Value | $129,176 | $144,000 | -10.3% |
| Land Value | $129,176 | $168,196 | -23.2% |
| Improvement Value | — | — | — |
| Taxable Value | $129,176 | $144,000 | -10.3% |
| Total Tax 2026 = estimate |
~$2,724
Estimated
|
~$3,037
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $129,176 | $129,176 | +0 (+0.0%) |
| Taxable Value | $129,176 | $129,176 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $129,176 | $129,176 | — | — | $129,176 | $129,176 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $168,196 | $168,196 | — | −$24,196 | $144,000 | $144,000 | ~$3,037 | Partial |
| 2024 | $— | — | — | — | $165,000 | $— | $2,463 | Verified |
| 2023 | $— | — | — | — | $100,000 | $— | $1,999 | Verified |
| 2022 | $— | — | — | — | $100,000 | $— | $2,199 | Verified |
| 2021 | $52,000 | — | — | — | $52,000 | $— | $1,243 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -23.2% | -10.3% | ~100% | Not available | Partial |
| 2025 | +1.9% | +20.0% | 85.6% | Not available | Partial |
| 2024 | +65.0% | +20.0% | 72.7% | 1.4900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0000% | Verified |
| 2022 | +92.3% ! | +92.3% | ~100% | 2.2000% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +223.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.2% | +100.2% | +42.2% | +223.5% | 2025 | -23.2% | 2026 |
| Assessment Ratio | 100.0% | 95.2% | — | 100.0% | 2021 | 85.6% | 2025 |
| Effective Tax Rate (2025) | 1.8100% | 1.8100% | — | 1.8100% | 2025 | 1.8100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,037 | $2,140 | ~$8,203 | $3,037 | 2025 | $1,243 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$225,563 | ~$225,563 | ~2.0385% | ~$4,598 | +34.1% |
| 2027 | ~$302,498 | ~$302,498 | ~1.9683% | ~$5,954 | +79.8% |
| 2028 | ~$405,672 | ~$405,672 | ~1.8980% | ~$7,700 | +141.2% |
| 2029 | ~$544,036 | ~$544,036 | ~1.8277% | ~$9,943 | +223.5% |
| 2030 | ~$729,594 | ~$729,594 | ~1.7574% | ~$12,822 | +333.8% |
| 2026 | ~$222,200 | ~$222,200 | ~2.1088% | ~$4,686 | +32.1% |
| 2027 | ~$293,542 | ~$293,542 | ~2.1088% | ~$6,190 | +74.5% |
| 2028 | ~$387,791 | ~$387,791 | ~2.1088% | ~$8,178 | +130.6% |
| 2029 | ~$512,301 | ~$512,301 | ~2.1088% | ~$10,804 | +204.6% |
| 2030 | ~$676,789 | ~$676,789 | ~2.1088% | ~$14,272 | +302.4% |
| 2026 | ~$228,927 | ~$228,927 | ~2.0034% | ~$4,586 | +36.1% |
| 2027 | ~$311,587 | ~$311,587 | ~1.8980% | ~$5,914 | +85.3% |
| 2028 | ~$424,094 | ~$424,094 | ~1.7925% | ~$7,602 | +152.1% |
| 2029 | ~$577,223 | ~$577,223 | ~1.6871% | ~$9,738 | +243.2% |
| 2030 | ~$785,644 | ~$785,644 | ~1.5817% | ~$12,426 | +367.1% |
In 2025, this property's market value of $168,196 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +98% above 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 | $168,196 | $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 | $52,000 | $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.