18452 GREAT FALLS DR TX 78653
| Owner | BRIARCREEK OWNERS |
|---|---|
| Parcel ID | 0227720124 |
| Short ID | 737243 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 9,170,381 SF |
| Acres | 210.523 |
| Year Built | — |
| Legal | LOT 79 BLK E BRIARCREEK SUBD SEC 5 (COMMON AREA, DRAINAGE & SLOPE EASEMENT) (COMMON AREA, DRAINAGE & SLOPE EASEMENT) |
| Neighborhood | B0790 |
| Land | $7,493 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,493 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $7,493 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,493 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,897 |
| Net Appraised (assessed) | $3,596 |
| Taxable Value | $3,596 |
|---|
Appreciation: Market value has risen +150.0% from $2,997 (2021) to $7,493 (2025), a CAGR of 25.7% 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 5 taxing entities is 1.7787% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $64. Manor ISD is the largest single contributor, at 60.8% of the total 2025 levy.
Assessment Gap: Assessed value ($3,596) is $3,897 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 ($7,493 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 $7,493, 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 +25.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $23,557 by 2030, with an estimated annual tax burden around $346. 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 150% in 2025, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $38.89 | $38.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13.52 | $13.52 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4.24 | $4.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3.72 | $3.72 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $3.60 | $3.60 | Paid |
| Combined Rate | 2.0260% | 1.9676% | 1.6882% | 1.7351% | 1.7787% | +0.0436% | $63.97 | $63.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,493 | $7,493 | +0.0% |
| Assessed Value | $4,315 | $3,596 | +20.0% |
| Land Value | $7,493 | $7,493 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $4,315 | $3,596 | +20.0% |
| HS Cap Loss | -$3,178 | — | |
| Total Tax 2026 = estimate |
~$77
Estimated
|
~$64
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,493 | $7,493 | +0 (+0.0%) |
| Taxable Value | $4,315 | $4,315 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,493 | $7,493 | — | −$3,178 | $4,315 | $4,315 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,493 | $7,493 | — | −$3,897 | $3,596 | $3,596 | ~$64 | Partial |
| 2024 | $— | — | — | — | $2,997 | $— | $52 | Verified |
| 2023 | $— | — | — | — | $2,997 | $— | $51 | Verified |
| 2022 | $— | — | — | — | $2,997 | $— | $59 | Verified |
| 2021 | $2,997 | — | — | — | $2,997 | $— | $61 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 57.6% | Not available | Partial |
| 2025 | +150.0% ! | +20.0% | 48.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.7400% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +150.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +75.0% | +25.7% | +150.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 57.6% | 68.5% | — | 100.0% | 2021 | 48.0% | 2025 |
| Effective Tax Rate (2025) | 0.8500% | 0.8500% | — | 0.8500% | 2025 | 0.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$64 | $62 | ~$246 | $64 | 2025 | $61 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,422 | ~$9,422 | ~1.7168% | ~$162 | +25.7% |
| 2027 | ~$11,848 | ~$11,848 | ~1.6550% | ~$196 | +58.1% |
| 2028 | ~$14,898 | ~$14,898 | ~1.5932% | ~$237 | +98.8% |
| 2029 | ~$18,734 | ~$18,734 | ~1.5314% | ~$287 | +150.0% |
| 2030 | ~$23,557 | ~$23,557 | ~1.4695% | ~$346 | +214.4% |
| 2026 | ~$9,272 | ~$9,272 | ~1.7787% | ~$165 | +23.7% |
| 2027 | ~$11,474 | ~$11,474 | ~1.7787% | ~$204 | +53.1% |
| 2028 | ~$14,199 | ~$14,199 | ~1.7787% | ~$253 | +89.5% |
| 2029 | ~$17,570 | ~$17,570 | ~1.7787% | ~$313 | +134.5% |
| 2030 | ~$21,742 | ~$21,742 | ~1.7787% | ~$387 | +190.2% |
| 2026 | ~$9,572 | ~$9,572 | ~1.6859% | ~$161 | +27.7% |
| 2027 | ~$12,228 | ~$12,228 | ~1.5932% | ~$195 | +63.2% |
| 2028 | ~$15,620 | ~$15,620 | ~1.5004% | ~$234 | +108.5% |
| 2029 | ~$19,954 | ~$19,954 | ~1.4077% | ~$281 | +166.3% |
| 2030 | ~$25,491 | ~$25,491 | ~1.3150% | ~$335 | +240.2% |
In 2025, this property's market value of $7,493 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -91% 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 | $7,493 | $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 | $2,997 | $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.