11202 BEACH RD TX
| Owner | KAUFHOLD PARTNERS LTD |
|---|---|
| Parcel ID | 0188550402 |
| Short ID | 184103 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | — |
| Acres | — |
| Year Built | — |
| Legal | LOT 2 BLK B VALLE VERDE BEACH SUBD ABS 93 SUR 605 BARGELEY A J ACR .61 |
| Neighborhood | T9030WF |
| Land | $179,328 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $179,328 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $179,328 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $179,328 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $179,328 |
| Taxable Value | $179,328 |
|---|
Appreciation: Market value has risen +57.9% from $113,574 (2021) to $179,328 (2025), a CAGR of 12.1% 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 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,379. Leander ISD is the largest single contributor, at 57.7% 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 ($179,328 land vs $0 improvements). 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 $179,328, 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 +12.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $317,402 by 2030, with an estimated annual tax burden around $5,080. 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 268% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $1,949.12 | $1,949.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $674.00 | $674.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $211.65 | $211.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $185.43 | $185.43 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $179.33 | $179.33 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $179.27 | $179.27 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $3,378.80 | $3,378.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $112,080 | $179,328 | -37.5% |
| Assessed Value | $112,080 | $179,328 | -37.5% |
| Land Value | $112,080 | $179,328 | -37.5% |
| Improvement Value | — | — | — |
| Taxable Value | $112,080 | $179,328 | -37.5% |
| Total Tax 2026 = estimate |
~$2,112
Estimated
|
~$3,379
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $112,080 | $112,080 | +0 (+0.0%) |
| Taxable Value | $112,080 | $112,080 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $112,080 | $112,080 | — | — | $112,080 | $112,080 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $179,328 | $179,328 | — | — | $179,328 | $179,328 | ~$3,379 | Partial |
| 2024 | $— | — | — | — | $239,104 | $— | $4,379 | Verified |
| 2023 | $— | — | — | — | $418,432 | $— | $7,519 | Verified |
| 2022 | $— | — | — | — | $113,574 | $— | $2,236 | Verified |
| 2021 | $113,574 | — | — | — | $113,574 | $— | $2,398 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.5% | -37.5% | ~100% | Not available | Partial |
| 2025 | -25.0% | -25.0% | ~100% | Not available | Partial |
| 2024 | -42.9% | -42.9% | ~100% | 1.8300% | Verified |
| 2023 | +268.4% ! | +268.4% | ~100% | 1.8000% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +57.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -37.5% | +10.2% | +25.5% | +57.9% | 2025 | -37.5% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.8800% | 1.8800% | — | 1.8800% | 2025 | 1.8800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,379 | $2,888 | ~$4,353 | $3,379 | 2025 | $2,398 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$201,021 | ~$201,021 | ~1.8274% | ~$3,674 | +12.1% |
| 2027 | ~$225,337 | ~$225,337 | ~1.7707% | ~$3,990 | +25.7% |
| 2028 | ~$252,595 | ~$252,595 | ~1.7140% | ~$4,329 | +40.9% |
| 2029 | ~$283,150 | ~$283,150 | ~1.6573% | ~$4,693 | +57.9% |
| 2030 | ~$317,402 | ~$317,402 | ~1.6006% | ~$5,080 | +77.0% |
| 2026 | ~$197,434 | ~$197,434 | ~1.8841% | ~$3,720 | +10.1% |
| 2027 | ~$217,368 | ~$217,368 | ~1.8841% | ~$4,096 | +21.2% |
| 2028 | ~$239,315 | ~$239,315 | ~1.8841% | ~$4,509 | +33.5% |
| 2029 | ~$263,477 | ~$263,477 | ~1.8841% | ~$4,964 | +46.9% |
| 2030 | ~$290,079 | ~$290,079 | ~1.8841% | ~$5,465 | +61.8% |
| 2026 | ~$204,607 | ~$204,607 | ~1.7991% | ~$3,681 | +14.1% |
| 2027 | ~$233,450 | ~$233,450 | ~1.7140% | ~$4,001 | +30.2% |
| 2028 | ~$266,358 | ~$266,358 | ~1.6289% | ~$4,339 | +48.5% |
| 2029 | ~$303,905 | ~$303,905 | ~1.5439% | ~$4,692 | +69.5% |
| 2030 | ~$346,746 | ~$346,746 | ~1.4588% | ~$5,058 | +93.4% |
In 2025, this property's market value of $179,328 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +111% 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 | $179,328 | $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 | $113,574 | $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.