PEACEFUL HILL LN TX 78748
| Owner | FIGER BILLIE JO |
|---|---|
| Parcel ID | 0428110115 |
| Short ID | 512947 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 166,399 SF |
| Acres | 3.820 |
| Year Built | — |
| Legal | ABS 6 SUR 19 CANNON W ACR 3.82 |
| Neighborhood | J9000 |
| Land | $906,719 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $906,719 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $906,719 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $906,719 |
| Value Limitation Adjustment (−) (homestead cap) | −$333,719 |
| Net Appraised (assessed) | $573,000 |
| Taxable Value | $573,000 |
|---|
Appreciation: Market value has risen +196.7% from $305,600 (2021) to $906,719 (2025), a CAGR of 31.2% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,726. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($573,000) is $333,719 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 ($906,719 land vs $0 improvements), about $5/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 $906,719, this parcel sits in the top quartile (≥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 +31.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,530,790 by 2030, with an estimated annual tax burden around $66,511. 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 90% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $5,301.40 | $5,301.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,002.62 | $3,002.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,153.59 | $2,153.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $676.27 | $676.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $592.48 | $592.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,726.36 | $11,726.36 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $906,719 | $906,719 | +0.0% |
| Assessed Value | $687,600 | $573,000 | +20.0% |
| Land Value | $906,719 | $906,719 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $687,600 | $573,000 | +20.0% |
| HS Cap Loss | -$219,119 | — | |
| Total Tax 2026 = estimate |
~$14,072
Estimated
|
~$11,726
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $906,719 | $906,719 | +0 (+0.0%) |
| Taxable Value | $687,600 | $687,600 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $906,719 | $906,719 | — | −$219,119 | $687,600 | $687,600 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $906,719 | $906,719 | — | −$333,719 | $573,000 | $573,000 | ~$11,726 | Partial |
| 2024 | $— | — | — | — | $477,500 | $— | $9,463 | Verified |
| 2023 | $— | — | — | — | $477,500 | $— | $8,639 | Verified |
| 2022 | $— | — | — | — | $477,500 | $— | $9,430 | Verified |
| 2021 | $305,600 | — | — | — | $305,600 | $— | $6,652 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 75.8% | Not available | Partial |
| 2025 | +89.9% ! | +20.0% | 63.2% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +56.2% | +56.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +196.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +98.3% | +31.2% | +196.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 75.8% | 79.7% | — | 100.0% | 2021 | 63.2% | 2025 |
| Effective Tax Rate (2025) | 1.2900% | 1.2900% | — | 1.2900% | 2025 | 1.2900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,726 | $9,189 | ~$42,585 | $11,726 | 2025 | $6,652 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,190,015 | ~$1,190,015 | ~2.0139% | ~$23,966 | +31.2% |
| 2027 | ~$1,561,825 | ~$1,561,825 | ~1.9814% | ~$30,946 | +72.3% |
| 2028 | ~$2,049,804 | ~$2,049,804 | ~1.9488% | ~$39,947 | +126.1% |
| 2029 | ~$2,690,247 | ~$2,690,247 | ~1.9163% | ~$51,553 | +196.7% |
| 2030 | ~$3,530,790 | ~$3,530,790 | ~1.8837% | ~$66,511 | +289.4% |
| 2026 | ~$1,171,881 | ~$1,171,881 | ~2.0465% | ~$23,982 | +29.2% |
| 2027 | ~$1,514,587 | ~$1,514,587 | ~2.0465% | ~$30,996 | +67.0% |
| 2028 | ~$1,957,515 | ~$1,957,515 | ~2.0465% | ~$40,060 | +115.9% |
| 2029 | ~$2,529,973 | ~$2,529,973 | ~2.0465% | ~$51,776 | +179.0% |
| 2030 | ~$3,269,841 | ~$3,269,841 | ~2.0465% | ~$66,917 | +260.6% |
| 2026 | ~$1,208,150 | ~$1,208,150 | ~1.9977% | ~$24,135 | +33.2% |
| 2027 | ~$1,609,788 | ~$1,609,788 | ~1.9488% | ~$31,372 | +77.5% |
| 2028 | ~$2,144,948 | ~$2,144,948 | ~1.9000% | ~$40,754 | +136.6% |
| 2029 | ~$2,858,017 | ~$2,858,017 | ~1.8512% | ~$52,907 | +215.2% |
| 2030 | ~$3,808,140 | ~$3,808,140 | ~1.8024% | ~$68,637 | +320.0% |
In 2025, this property's market value of $906,719 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $906,719 | $24,862 | $85,028 | $363,420 | ↑ Top 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 | $305,600 | $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.