GREGG BLUFF RD TX 78645
| Owner | CARTER BETTY JO JONES & |
|---|---|
| Parcel ID | 0183570103 |
| Short ID | 182071 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 361,548 SF |
| Acres | 8.300 |
| Year Built | — |
| Legal | ABS 81 SUR 612 BALLARD C A ACR 8.305 |
| Neighborhood | T9030WF |
| Land | $332 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $332 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $332 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $332 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $332 |
| Taxable Value | $332 |
|---|
Appreciation: Market value has fallen -33.3% from $498 (2021) to $332 (2025), a CAGR of -9.6% over 4 years. Growth has been relatively flat for this asset class. 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 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $8. Leander ISD is the largest single contributor, at 47.7% 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 ($332 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 $332, 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 -9.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $200 by 2030, with an estimated annual tax burden around $4. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $3.61 | $3.61 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $1.32 | $1.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1.25 | $1.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.39 | $0.39 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $0.34 | $0.34 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $0.33 | $0.33 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $0.33 | $0.33 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $7.57 | $7.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $208 | $332 | -37.3% |
| Assessed Value | $208 | $332 | -37.3% |
| Land Value | $208 | $332 | -37.3% |
| Improvement Value | — | — | — |
| Taxable Value | $208 | $332 | -37.3% |
| Total Tax 2026 = estimate |
~$5
Estimated
|
~$8
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $208 | $208 | +0 (+0.0%) |
| Taxable Value | $208 | $208 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $208 | $208 | — | — | $208 | $208 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $332 | $332 | — | — | $332 | $332 | ~$8 | Partial |
| 2024 | $— | — | — | — | $332 | $— | $7 | Verified |
| 2023 | $— | — | — | — | $581 | $— | $13 | Verified |
| 2022 | $— | — | — | — | $498 | $— | $12 | Verified |
| 2021 | $498 | — | — | — | $498 | $— | $13 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.3% | -37.3% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -42.9% | -42.9% | ~100% | 2.2200% | Verified |
| 2023 | +16.7% | +16.7% | ~100% | 2.1900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.3900% | Verified |
| 2021 | base year | — | ~100% | 2.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -33.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -37.3% | -35.3% | +1.1% | -33.3% | 2025 | -37.3% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8 | $10 | ~$5 | $13 | 2021 | $8 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$300 | ~$300 | ~2.1953% | ~$7 | -9.6% |
| 2027 | ~$271 | ~$271 | ~2.1085% | ~$6 | -18.4% |
| 2028 | ~$245 | ~$245 | ~2.0216% | ~$5 | -26.2% |
| 2029 | ~$221 | ~$221 | ~1.9347% | ~$4 | -33.4% |
| 2030 | ~$200 | ~$200 | ~1.8478% | ~$4 | -39.8% |
| 2026 | ~$315 | ~$315 | ~2.2822% | ~$7 | -5.1% |
| 2027 | ~$300 | ~$300 | ~2.2822% | ~$7 | -9.6% |
| 2028 | ~$285 | ~$285 | ~2.2822% | ~$7 | -14.2% |
| 2029 | ~$270 | ~$270 | ~2.2822% | ~$6 | -18.7% |
| 2030 | ~$257 | ~$257 | ~2.2822% | ~$6 | -22.6% |
| 2026 | ~$307 | ~$307 | ~2.1519% | ~$7 | -7.5% |
| 2027 | ~$283 | ~$283 | ~2.0216% | ~$6 | -14.8% |
| 2028 | ~$262 | ~$262 | ~1.8912% | ~$5 | -21.1% |
| 2029 | ~$242 | ~$242 | ~1.7609% | ~$4 | -27.1% |
| 2030 | ~$223 | ~$223 | ~1.6306% | ~$4 | -32.8% |
In 2025, this property's market value of $332 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -100% 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 | $332 | $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 | $498 | $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.