11104 BEACH RD TX 78641
| Owner | HOLDER BEACH LLC |
|---|---|
| Parcel ID | 0188550903 |
| Short ID | 184170 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 48,953 SF |
| Acres | 1.124 |
| Year Built | — |
| Legal | LOT 3 BLK C VALLE VERDE BEACH SUBD ABS 93 SUR 605 BARGELEY A J ACR 0.662 |
| Neighborhood | T9030WF |
| Land | $276,480 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $276,480 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $276,480 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $276,480 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $276,480 |
| Taxable Value | $276,480 |
|---|
Appreciation: Market value has risen +110.5% from $131,328 (2021) to $276,480 (2025), a CAGR of 20.5% 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 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,209. 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 ($276,480 land vs $0 improvements), about $6/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 $276,480, 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 +20.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $701,127 by 2030, with an estimated annual tax burden around $11,222. 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 186% 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% | $3,005.06 | $3,005.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,039.14 | $1,039.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $326.31 | $326.31 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $285.88 | $285.88 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $276.48 | $276.48 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $276.39 | $276.39 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $5,209.26 | $5,209.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $172,800 | $276,480 | -37.5% |
| Assessed Value | $172,800 | $276,480 | -37.5% |
| Land Value | $172,800 | $276,480 | -37.5% |
| Improvement Value | — | — | — |
| Taxable Value | $172,800 | $276,480 | -37.5% |
| Total Tax 2026 = estimate |
~$3,256
Estimated
|
~$5,209
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $172,800 | $172,800 | +0 (+0.0%) |
| Taxable Value | $172,800 | $172,800 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $172,800 | $172,800 | — | — | $172,800 | $172,800 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $276,480 | $276,480 | — | — | $276,480 | $276,480 | ~$5,209 | Partial |
| 2024 | $— | — | — | — | $276,480 | $— | $5,064 | Verified |
| 2023 | $— | — | — | — | $375,000 | $— | $6,738 | Verified |
| 2022 | $— | — | — | — | $131,328 | $— | $2,585 | Verified |
| 2021 | $131,328 | — | — | −$28 | $131,300 | $— | $2,772 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.5% | -37.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -26.3% | -26.3% | ~100% | 1.8300% | Verified |
| 2023 | +185.5% ! | +185.5% | ~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): +110.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -37.5% | +36.5% | +34.9% | +110.5% | 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 |
$5,209 | $3,990 | ~$8,468 | $5,209 | 2025 | $2,772 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$333,035 | ~$333,035 | ~1.8274% | ~$6,086 | +20.5% |
| 2027 | ~$401,159 | ~$401,159 | ~1.7707% | ~$7,103 | +45.1% |
| 2028 | ~$483,218 | ~$483,218 | ~1.7140% | ~$8,282 | +74.8% |
| 2029 | ~$582,063 | ~$582,063 | ~1.6573% | ~$9,646 | +110.5% |
| 2030 | ~$701,127 | ~$701,127 | ~1.6006% | ~$11,222 | +153.6% |
| 2026 | ~$327,506 | ~$327,506 | ~1.8841% | ~$6,171 | +18.5% |
| 2027 | ~$387,949 | ~$387,949 | ~1.8841% | ~$7,309 | +40.3% |
| 2028 | ~$459,546 | ~$459,546 | ~1.8841% | ~$8,658 | +66.2% |
| 2029 | ~$544,358 | ~$544,358 | ~1.8841% | ~$10,256 | +96.9% |
| 2030 | ~$644,822 | ~$644,822 | ~1.8841% | ~$12,149 | +133.2% |
| 2026 | ~$338,565 | ~$338,565 | ~1.7991% | ~$6,091 | +22.5% |
| 2027 | ~$414,591 | ~$414,591 | ~1.7140% | ~$7,106 | +50.0% |
| 2028 | ~$507,690 | ~$507,690 | ~1.6289% | ~$8,270 | +83.6% |
| 2029 | ~$621,694 | ~$621,694 | ~1.5439% | ~$9,598 | +124.9% |
| 2030 | ~$761,299 | ~$761,299 | ~1.4588% | ~$11,106 | +175.4% |
In 2025, this property's market value of $276,480 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× 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 | $276,480 | $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 | $131,328 | $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.