GRAND CENTRAL DR TX 78660
| Owner | UPPER EAST END RESIDENTIAL COMMUNITY INC |
|---|---|
| Parcel ID | 0254401901 |
| Short ID | 918503 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 322,344 SF |
| Acres | 7.400 |
| Year Built | — |
| Legal | LOT 51 BLK B UPPER EAST END (DRAINAGE/FLOOD PLAIN/PUE/CFE SETBACK) (DRAINAGE/FLOOD PLAIN/PUE/CFE SETBACK) |
| Neighborhood | A5850 |
| Land | $3,112 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,112 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,112 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,112 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,112 |
| Taxable Value | $3,112 |
|---|
Appreciation: Market value has risen +1283.1% from $225 (2021) to $3,112 (2025), a CAGR of 92.8% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $69. Pflugerville ISD is the largest single contributor, at 49.7% 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 ($3,112 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 $3,112, 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 +92.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $83,006 by 2030, with an estimated annual tax burden around $1,564. 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 233% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $34.45 | $34.45 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16.31 | $16.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11.70 | $11.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.67 | $3.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3.22 | $3.22 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $69.35 | $69.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,112 | $3,112 | +0.0% |
| Assessed Value | $3,112 | $3,112 | +0.0% |
| Land Value | $3,112 | $3,112 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,112 | $3,112 | +0.0% |
| Total Tax 2026 = estimate |
~$69
Estimated
|
~$69
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,112 | $3,112 | +0 (+0.0%) |
| Taxable Value | $3,112 | $3,112 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,112 | $3,112 | — | — | $3,112 | $3,112 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,112 | $3,112 | — | — | $3,112 | $3,112 | ~$69 | Partial |
| 2024 | $— | — | — | — | $3,000 | $— | $64 | Verified |
| 2023 | $— | — | — | — | $3,000 | $— | $62 | Verified |
| 2022 | $— | — | — | — | $3,000 | $— | $67 | Verified |
| 2021 | $225 | — | — | — | $900 ! | $— | $23 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +3.7% | +3.7% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.1400% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2022 | +233.3% ! | +233.3% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 10.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +245.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +641.5% | +92.8% | +1283.1% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 200.0% | — | 400.0% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$69 | $46 | ~$646 | $69 | 2025 | $23 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,001 | ~$6,001 | ~2.1595% | ~$130 | +92.8% |
| 2027 | ~$11,574 | ~$11,574 | ~2.0908% | ~$242 | +271.9% |
| 2028 | ~$22,319 | ~$22,319 | ~2.0221% | ~$451 | +617.2% |
| 2029 | ~$43,042 | ~$43,042 | ~1.9534% | ~$841 | +1283.1% |
| 2030 | ~$83,006 | ~$83,006 | ~1.8847% | ~$1,564 | +2567.3% |
| 2026 | ~$5,939 | ~$5,939 | ~2.2282% | ~$132 | +90.8% |
| 2027 | ~$11,335 | ~$11,335 | ~2.2282% | ~$253 | +264.2% |
| 2028 | ~$21,632 | ~$21,632 | ~2.2282% | ~$482 | +595.1% |
| 2029 | ~$41,284 | ~$41,284 | ~2.2282% | ~$920 | +1226.6% |
| 2030 | ~$78,790 | ~$78,790 | ~2.2282% | ~$1,756 | +2431.8% |
| 2026 | ~$6,064 | ~$6,064 | ~2.1251% | ~$129 | +94.9% |
| 2027 | ~$11,815 | ~$11,815 | ~2.0221% | ~$239 | +279.7% |
| 2028 | ~$23,021 | ~$23,021 | ~1.9190% | ~$442 | +639.7% |
| 2029 | ~$44,856 | ~$44,856 | ~1.8160% | ~$815 | +1341.4% |
| 2030 | ~$87,401 | ~$87,401 | ~1.7129% | ~$1,497 | +2708.5% |
In 2025, this property's market value of $3,112 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -96% 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 | $3,112 | $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 | $225 | $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.