PEARCE LN TX 78617
| Owner | SPUR MIRADOR LAND LP |
|---|---|
| Parcel ID | 0339500102 |
| Short ID | 299119 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 24,303,413 SF |
| Acres | 557.930 |
| Year Built | — |
| Legal | ABS 18 NAVARRO J A ACR 557.9296 [1-D-1W] |
| Neighborhood | _RGN415 |
| Land | $12,795,927 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $12,795,927 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $12,156,728 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,156,728 |
| Value Limitation Adjustment (−) (homestead cap) | −$11,862,086 |
| Net Appraised (assessed) | $294,642 |
| Taxable Value | $294,642 |
|---|
Appreciation: Market value has risen +116.9% from $5,605,630 (2022) to $12,156,728 (2025), a CAGR of 29.4% over 3 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Agricultural parcel countywide rose +33.7%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.7462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $5,145. Del Valle ISD is the largest single contributor, at 54.3% of the total 2025 levy.
Assessment Gap: Assessed value ($294,642) is $11,862,086 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 105% of market value ($12,795,927 land vs $0 improvements), about $1/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 $12,156,728, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +29.4% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $44,170,992 by 2030, with an estimated annual tax burden around $6,923. 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 171% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $2,795.86 | $2,795.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,107.40 | $1,107.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $347.75 | $347.75 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $304.66 | $304.66 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $294.64 | $294.64 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $294.64 | $294.64 | Paid |
| Combined Rate | 1.9760% | 1.8900% | 1.7067% | 1.7506% | 1.7462% | -0.0044% | $5,144.95 | $5,144.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $16,737,888 | $12,156,728 | +37.7% |
| Assessed Value | $383,889 | $294,642 | +30.3% |
| Land Value | $17,853,747 | $12,795,927 | +39.5% |
| Improvement Value | — | — | — |
| Taxable Value | $383,889 | $294,642 | +30.3% |
| HS Cap Loss | -$16,353,999 | — | |
| Total Tax 2026 = estimate |
~$6,703
Estimated
|
~$5,145
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $17,853,747 | $16,737,888 | -1,115,859 (-6.2%) |
| Taxable Value | $17,853,747 | $383,889 | -17,469,858 (-97.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $16,737,888 | $17,853,747 | — | −$16,353,999 | $383,889 | $383,889 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,156,728 | $12,795,927 | — | −$11,862,086 | $294,642 | $294,642 | ~$5,145 | Partial |
| 2024 | $— | — | — | — | — | $— | $2,975 | Verified |
| 2023 | $— | — | — | — | — | $— | $2,209 | Verified |
| 2022 | $5,605,630 | — | — | −$26,334 | $5,579,296 | $— | $8,784 | Verified |
| 2021 | $— | — | — | — | — | $— | $2,246 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +46.9% | +5959.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +3.1% | 2.4% | Not available | Partial |
| 2024 | +171.4% ! | +120.9% | 2.4% | 0.0200% | Verified |
| 2023 | -20.2% | -97.7% | 2.9% | 0.0500% | Verified |
| 2022 | +0.1% | +93.3% | ~100% | 0.1600% | Verified |
| 2021 | base year | — | 51.8% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +116.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +37.7% | +77.3% | +22.4% | +116.9% | 2025 | +37.7% | 2026 |
| Assessment Ratio | 2.3% | 34.7% | — | 99.5% | 2022 | 2.3% | 2026 |
| Effective Tax Rate (2025) | 0.0400% | 0.0400% | — | 0.0400% | 2025 | 0.0400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,145 | $6,964 | ~$6,185 | $8,784 | 2022 | $5,145 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$15,735,509 | ~$324,106 | ~1.6887% | ~$5,473 | +29.4% |
| 2027 | ~$20,367,836 | ~$356,517 | ~1.6313% | ~$5,816 | +67.5% |
| 2028 | ~$26,363,858 | ~$392,169 | ~1.5738% | ~$6,172 | +116.9% |
| 2029 | ~$34,125,032 | ~$431,385 | ~1.5164% | ~$6,541 | +180.7% |
| 2030 | ~$44,170,992 | ~$474,524 | ~1.4589% | ~$6,923 | +263.3% |
| 2026 | ~$15,492,374 | ~$324,106 | ~1.7462% | ~$5,659 | +27.4% |
| 2027 | ~$19,743,278 | ~$356,517 | ~1.7462% | ~$6,225 | +62.4% |
| 2028 | ~$25,160,574 | ~$392,169 | ~1.7462% | ~$6,848 | +107.0% |
| 2029 | ~$32,064,304 | ~$431,385 | ~1.7462% | ~$7,533 | +163.8% |
| 2030 | ~$40,862,327 | ~$474,524 | ~1.7462% | ~$8,286 | +236.1% |
| 2026 | ~$15,978,643 | ~$324,106 | ~1.6600% | ~$5,380 | +31.4% |
| 2027 | ~$21,002,119 | ~$356,517 | ~1.5738% | ~$5,611 | +72.8% |
| 2028 | ~$27,604,908 | ~$392,169 | ~1.4876% | ~$5,834 | +127.1% |
| 2029 | ~$36,283,528 | ~$431,385 | ~1.4015% | ~$6,046 | +198.5% |
| 2030 | ~$47,690,592 | ~$474,524 | ~1.3153% | ~$6,241 | +292.3% |
In 2025, this property's market value of $12,156,728 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 20× the county median of $597,708. Agricultural here is the broad TCAD category — every agricultural 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 | $12,156,728 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
| 2023 | — | $167,963 | $453,916 | $1,078,522 | — | +0.0% |
| 2022 | $5,605,630 | $180,794 | $446,888 | $1,009,883 | ↑ Top 25% | +46.1% |
| 2021 | — | $33,611 | $103,166 | $247,000 | — | 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.