S INTERSTATE HY 35 TX 78748
| Owner | SPILLMANN G E |
|---|---|
| Parcel ID | 0431080513 |
| Short ID | 430750 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 169,884 SF |
| Acres | 3.900 |
| Year Built | — |
| Legal | LOT B RESUB OF LOT 4E SPILLMANN ROSA J MRS ESTATE |
| Neighborhood | 1SE2 |
| Land | $2,548,260 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,548,260 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,548,260 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,548,260 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,325,095 |
| Net Appraised (assessed) | $1,223,165 |
| Taxable Value | $1,223,165 |
|---|
Appreciation: Market value has risen +200.0% from $849,420 (2021) to $2,548,260 (2025), a CAGR of 31.6% 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 7 taxing entities is 2.2465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $27,478. Austin ISD is the largest single contributor, at 50.6% of the total 2025 levy.
Assessment Gap: Assessed value ($1,223,165) is $1,325,095 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 ($2,548,260 land vs $0 improvements), about $15/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 $2,548,260, 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 +31.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,061,096 by 2030, with an estimated annual tax burden around $209,647. 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 200% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $11,316.72 | $11,316.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,597.20 | $4,597.20 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,115.17 | $2,115.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,443.62 | $1,443.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,264.75 | $1,264.75 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $819.52 | $819.52 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $819.52 | $819.52 | Paid |
| Combined Rate | 2.3767% | 2.1647% | 2.0092% | 2.1818% | 2.2465% | +0.0647% | $22,376.50 | $22,376.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,548,260 | $2,548,260 | +0.0% |
| Assessed Value | $1,467,798 | $1,223,165 | +20.0% |
| Land Value | $2,548,260 | $2,548,260 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,467,798 | $1,223,165 | +20.0% |
| HS Cap Loss | -$1,080,462 | — | |
| Total Tax 2026 = estimate |
~$32,974
Estimated
|
~$22,376
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,548,260 | $2,548,260 | +0 (+0.0%) |
| Taxable Value | $1,467,798 | $1,467,798 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,548,260 | $2,548,260 | — | −$1,080,462 | $1,467,798 | $1,467,798 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,548,260 | $2,548,260 | — | −$1,325,095 | $1,223,165 | $1,223,165 | ~$22,376 | Partial |
| 2024 | $— | — | — | — | $2,548,260 | $— | $18,305 | Verified |
| 2023 | $— | — | — | — | $849,420 | $— | $13,969 | Verified |
| 2022 | $— | — | — | — | $849,420 | $— | $15,222 | Verified |
| 2021 | $849,420 | — | — | — | $849,420 | $— | $16,548 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 57.6% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 48.0% | Not available | Partial |
| 2024 | +200.0% ! | +20.0% | 40.0% | 0.7200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 1.9500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +200.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +100.0% | +31.6% | +200.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 57.6% | 68.5% | — | 100.0% | 2021 | 48.0% | 2025 |
| Effective Tax Rate (2025) | 0.8800% | 0.8800% | — | 0.8800% | 2025 | 0.8800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$22,376 | $19,462 | ~$133,357 | $22,376 | 2025 | $16,548 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,353,699 | ~$3,353,699 | ~2.2139% | ~$74,249 | +31.6% |
| 2027 | ~$4,413,716 | ~$4,413,716 | ~2.1814% | ~$96,280 | +73.2% |
| 2028 | ~$5,808,777 | ~$5,808,777 | ~2.1488% | ~$124,821 | +128.0% |
| 2029 | ~$7,644,780 | ~$7,644,780 | ~2.1163% | ~$161,786 | +200.0% |
| 2030 | ~$10,061,096 | ~$10,061,096 | ~2.0837% | ~$209,647 | +294.8% |
| 2026 | ~$3,302,734 | ~$3,302,734 | ~2.2465% | ~$74,195 | +29.6% |
| 2027 | ~$4,280,587 | ~$4,280,587 | ~2.2465% | ~$96,163 | +68.0% |
| 2028 | ~$5,547,958 | ~$5,547,958 | ~2.2465% | ~$124,634 | +117.7% |
| 2029 | ~$7,190,564 | ~$7,190,564 | ~2.2465% | ~$161,535 | +182.2% |
| 2030 | ~$9,319,503 | ~$9,319,503 | ~2.2465% | ~$209,361 | +265.7% |
| 2026 | ~$3,404,664 | ~$3,404,664 | ~2.1977% | ~$74,823 | +33.6% |
| 2027 | ~$4,548,883 | ~$4,548,883 | ~2.1488% | ~$97,748 | +78.5% |
| 2028 | ~$6,077,644 | ~$6,077,644 | ~2.1000% | ~$127,632 | +138.5% |
| 2029 | ~$8,120,183 | ~$8,120,183 | ~2.0512% | ~$166,561 | +218.7% |
| 2030 | ~$10,849,165 | ~$10,849,165 | ~2.0024% | ~$217,241 | +325.7% |
In 2025, this property's market value of $2,548,260 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 30× 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 | $2,548,260 | $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 | $849,420 | $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.