ALLRED DR TX 78748
| Owner | MIDWOOD RAMSEY |
|---|---|
| Parcel ID | 0430210202 |
| Short ID | 346109 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 18,801 SF |
| Acres | 0.432 |
| Year Built | — |
| Legal | LOT 9A RESUB OF LOT 9&10 BLK B FORD OAKS |
| Neighborhood | I0030 |
| Land | $391,004 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $391,004 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $338,381 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $338,381 |
| Value Limitation Adjustment (−) (homestead cap) | −$38,381 |
| Net Appraised (assessed) | $300,000 |
| Taxable Value | $300,000 |
|---|
Appreciation: Market value has risen +170.7% from $125,000 (2021) to $338,381 (2025), a CAGR of 28.3% 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 $6,139. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($300,000) is $38,381 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 116% of market value ($391,004 land vs $0 improvements), about $21/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 $338,381, 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 +28.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,174,968 by 2030, with an estimated annual tax burden around $22,133. 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 100% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $2,775.60 | $2,775.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,572.05 | $1,572.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,127.54 | $1,127.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $354.07 | $354.07 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $310.20 | $310.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,139.46 | $6,139.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $333,738 | $338,381 | -1.4% |
| Assessed Value | $333,738 | $300,000 | +11.2% |
| Land Value | $391,004 | $391,004 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $333,738 | $300,000 | +11.2% |
| Total Tax 2026 = estimate |
~$6,830
Estimated
|
~$6,139
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $338,381 | $333,738 | -4,643 (-1.4%) |
| Taxable Value | $338,381 | $333,738 | -4,643 (-1.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $333,738 | $391,004 | — | — | $333,738 | $333,738 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $338,381 | $391,004 | — | −$38,381 | $300,000 | $300,000 | ~$6,139 | Partial |
| 2024 | $— | — | — | — | $250,000 | $— | $4,955 | Verified |
| 2023 | $— | — | — | — | $250,000 | $— | $4,523 | Verified |
| 2022 | $— | — | — | — | $250,000 | $— | $4,937 | Verified |
| 2021 | $125,000 | — | — | — | $125,000 | $— | $2,721 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +12.8% | ~100% | Not available | Partial |
| 2025 | +35.4% | +20.0% | 88.7% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | +100.0% ! | +100.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +170.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.4% | +84.6% | +28.6% | +170.7% | 2025 | -1.4% | 2026 |
| Assessment Ratio | 100.0% | 96.2% | — | 100.0% | 2021 | 88.7% | 2025 |
| Effective Tax Rate (2025) | 1.8100% | 1.8100% | — | 1.8100% | 2025 | 1.8100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,139 | $4,430 | ~$14,675 | $6,139 | 2025 | $2,721 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$434,040 | ~$434,040 | ~2.0139% | ~$8,741 | +28.3% |
| 2027 | ~$556,742 | ~$556,742 | ~1.9814% | ~$11,031 | +64.5% |
| 2028 | ~$714,131 | ~$714,131 | ~1.9488% | ~$13,917 | +111.0% |
| 2029 | ~$916,014 | ~$916,014 | ~1.9163% | ~$17,553 | +170.7% |
| 2030 | ~$1,174,968 | ~$1,174,968 | ~1.8837% | ~$22,133 | +247.2% |
| 2026 | ~$427,273 | ~$427,273 | ~2.0465% | ~$8,744 | +26.3% |
| 2027 | ~$539,516 | ~$539,516 | ~2.0465% | ~$11,041 | +59.4% |
| 2028 | ~$681,245 | ~$681,245 | ~2.0465% | ~$13,942 | +101.3% |
| 2029 | ~$860,205 | ~$860,205 | ~2.0465% | ~$17,604 | +154.2% |
| 2030 | ~$1,086,179 | ~$1,086,179 | ~2.0465% | ~$22,228 | +221.0% |
| 2026 | ~$440,808 | ~$440,808 | ~1.9977% | ~$8,806 | +30.3% |
| 2027 | ~$574,239 | ~$574,239 | ~1.9488% | ~$11,191 | +69.7% |
| 2028 | ~$748,059 | ~$748,059 | ~1.9000% | ~$14,213 | +121.1% |
| 2029 | ~$974,494 | ~$974,494 | ~1.8512% | ~$18,040 | +188.0% |
| 2030 | ~$1,269,470 | ~$1,269,470 | ~1.8024% | ~$22,881 | +275.2% |
In 2025, this property's market value of $338,381 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $338,381 | $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 | $125,000 | $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.