HIDDEN RIDGE PL TX 78645
| Owner | HOLLOWS PROPERTY OWNERS ASSOCIATION INC |
|---|---|
| Parcel ID | 0174680334 |
| Short ID | 728061 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,014,469 SF |
| Acres | 23.289 |
| Year Built | — |
| Legal | LOT 19 BLK C BLUFFS THE AMENDED (OPEN SPACE) (OPEN SPACE) |
| Neighborhood | S10WF |
| Land | $14,700 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $14,700 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $14,700 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $14,700 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $14,700 |
| Taxable Value | $14,700 |
|---|
Appreciation: Market value has risen +426.1% from $2,794 (2021) to $14,700 (2025), a CAGR of 51.5% 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 $310. Lago Vista ISD is the largest single contributor, at 48.2% of the total 2025 levy.
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 ($14,700 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 $14,700, this parcel sits in the bottom quartile (<25th 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 +51.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $117,133 by 2030, with an estimated annual tax burden around $2,059. 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 421% 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% | $149.48 | $149.48 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $58.52 | $58.52 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $55.25 | $55.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $17.35 | $17.35 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $14.70 | $14.70 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $14.70 | $14.70 | Paid |
| Combined Rate | 2.3900% | 2.1989% | 1.9992% | 2.0528% | 2.1088% | +0.0560% | $310.00 | $310.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,700 | $14,700 | +0.0% |
| Assessed Value | $14,700 | $14,700 | +0.0% |
| Land Value | $14,700 | $14,700 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $14,700 | $14,700 | +0.0% |
| Total Tax 2026 = estimate |
~$310
Estimated
|
~$310
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $14,700 | $14,700 | +0 (+0.0%) |
| Taxable Value | $14,700 | $14,700 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $14,700 | $14,700 | — | — | $14,700 | $14,700 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $14,700 | $14,700 | — | — | $14,700 | $14,700 | ~$310 | Partial |
| 2024 | $— | — | — | — | $14,700 | $— | $302 | Verified |
| 2023 | $— | — | — | — | $14,700 | $— | $294 | Verified |
| 2022 | $— | — | — | — | $14,556 | $— | $320 | Verified |
| 2021 | $2,794 | — | — | — | $2,794 | $— | $67 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0500% | Verified |
| 2023 | +1.0% | +1.0% | ~100% | 2.0000% | Verified |
| 2022 | +421.0% ! | +421.0% | ~100% | 2.2000% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +426.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +213.1% | +51.5% | +426.1% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.1100% | 2.1100% | — | 2.1100% | 2025 | 2.1100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$310 | $188 | ~$1,112 | $310 | 2025 | $67 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$22,263 | ~$22,263 | ~2.0385% | ~$454 | +51.4% |
| 2027 | ~$33,718 | ~$33,718 | ~1.9683% | ~$664 | +129.4% |
| 2028 | ~$51,066 | ~$51,066 | ~1.8980% | ~$969 | +247.4% |
| 2029 | ~$77,341 | ~$77,341 | ~1.8277% | ~$1,414 | +426.1% |
| 2030 | ~$117,133 | ~$117,133 | ~1.7574% | ~$2,059 | +696.8% |
| 2026 | ~$21,969 | ~$21,969 | ~2.1088% | ~$463 | +49.4% |
| 2027 | ~$32,833 | ~$32,833 | ~2.1088% | ~$692 | +123.4% |
| 2028 | ~$49,070 | ~$49,070 | ~2.1088% | ~$1,035 | +233.8% |
| 2029 | ~$73,336 | ~$73,336 | ~2.1088% | ~$1,547 | +398.9% |
| 2030 | ~$109,601 | ~$109,601 | ~2.1088% | ~$2,311 | +645.6% |
| 2026 | ~$22,557 | ~$22,557 | ~2.0034% | ~$452 | +53.4% |
| 2027 | ~$34,614 | ~$34,614 | ~1.8980% | ~$657 | +135.5% |
| 2028 | ~$53,116 | ~$53,116 | ~1.7925% | ~$952 | +261.3% |
| 2029 | ~$81,508 | ~$81,508 | ~1.6871% | ~$1,375 | +454.5% |
| 2030 | ~$125,075 | ~$125,075 | ~1.5817% | ~$1,978 | +750.9% |
In 2025, this property's market value of $14,700 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -83% 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 | $14,700 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $2,794 | $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.