BEAR CREEK RD TX 78652
| Owner | HEJL CLIFF LLC |
|---|---|
| Parcel ID | 0447250101 |
| Short ID | 351833 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 1,034 SF |
| Land SF | 4,121,647 SF |
| Acres | 94.620 |
| Year Built | 1975 |
| Legal | ABS 27 SUR 2 WILSON W ACR 72.7500 (1-D-1) |
| Neighborhood | _RGN430 |
| Land | $2,276,747 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,276,747 |
| Improvement | $49,853 |
|---|---|
| Total Improvement | $49,853 |
| Market | $2,326,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,326,600 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,259,366 |
| Net Appraised (assessed) | $67,234 |
| Taxable Value | $67,234 |
|---|
Appreciation: Market value has risen +12393.2% from $18,623 (2021) to $2,326,600 (2025), a CAGR of 234.3% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→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 +479.4%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,091. Austin ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Assessment Gap: Assessed value ($67,234) is $2,259,366 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 98% of market value ($2,276,747 land vs $49,853 improvements), about $1/SF of land. With value concentrated in the land under a ~51-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,326,600, 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 +400.2% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $7,282,881,087 by 2030, with an estimated annual tax burden around $1,604. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 536 SF | ✓ |
| 1ST | 1st Floor | 498 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 351833 | HEJL CLIFF LLC | 506 HORSETHIEF TRL E 78652 | $50,000 | $50,000 | $50,000 |
| 351834 | HEJL ROBERT D ETAL | 0.000 | $2,790,000 | $10,504 | $10,504 |
Market value changed by 413% 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% | $622.05 | $622.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $252.69 | $252.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $79.36 | $79.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $69.52 | $69.52 | Paid |
| E05 Travis County ESD # 05 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $67.24 | $67.24 | Paid |
| Combined Rate | 1.7357% | 1.6122% | 1.4634% | 1.6042% | 1.6225% | +0.0183% | $1,090.86 | $1,090.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,840,000 | $2,326,600 | +22.1% |
| Assessed Value | $60,504 | $67,234 | -10.0% |
| Land Value | $3,029,840 | $2,276,747 | +33.1% |
| Improvement Value | $40,000 | $49,853 | -19.8% |
| Taxable Value | $60,504 | $67,234 | -10.0% |
| HS Cap Loss | -$2,779,496 | — | |
| Total Tax 2026 = estimate |
~$982
Estimated
|
~$1,091
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,077,207 | $2,840,000 | -237,207 (-7.7%) |
| Taxable Value | $67,871 | $60,504 | -7,367 (-10.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,840,000 | $3,029,840 | $40,000 | −$2,779,496 | $60,504 | $60,504 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,326,600 | $2,276,747 | $49,853 | −$2,259,366 | $67,234 | $67,234 | ~$1,091 | Partial |
| 2024 | $105,480 | — | — | −$97,966 | $7,514 | $— | $1,185 | Verified |
| 2023 | $69,802 | — | — | −$67,266 | $2,536 | $— | $1,686 | Verified |
| 2022 | $18,594 | — | — | −$14,109 | $4,485 | $— | $1,231 | Verified |
| 2021 | $18,623 | — | — | −$17,748 | $875 | $— | $437 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +33.1% | +6.5% | 0.4% | Not available | Partial |
| 2025 | +3.1% | +12.2% | 0.4% | Not available | Partial |
| 2024 | +187.3% ! | -9.8% | 0.4% | 0.0500% | Verified |
| 2023 | -26.6% | +48.4% | 1.3% | 0.1900% | Verified |
| 2022 | +412.5% ! | -0.5% | 0.6% | 0.1100% | Verified |
| 2021 | base year | — | 3.2% | 2.3500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1014.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +22.1% | +490.8% | +382.1% | +2105.7% | 2025 | -0.2% | 2022 |
| Assessment Ratio | 2.1% | 7.4% | — | 24.1% | 2022 | 2.1% | 2026 |
| Effective Tax Rate (2025) | 0.0100% | 0.0100% | — | 0.0100% | 2025 | 0.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,091 | $1,126 | ~$1,384 | $1,686 | 2023 | $437 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$11,636,919 | ~$73,957 | ~1.5942% | ~$1,179 | +400.2% |
| 2027 | ~$58,204,200 | ~$81,353 | ~1.5659% | ~$1,274 | +2401.7% |
| 2028 | ~$291,119,047 | ~$89,488 | ~1.5376% | ~$1,376 | +12412.6% |
| 2029 | ~$1,456,085,644 | ~$98,437 | ~1.5093% | ~$1,486 | +62484.3% |
| 2030 | ~$7,282,881,087 | ~$108,281 | ~1.4810% | ~$1,604 | +312926.8% |
| 2026 | ~$11,590,387 | ~$73,957 | ~1.6225% | ~$1,200 | +398.2% |
| 2027 | ~$57,739,654 | ~$81,353 | ~1.6225% | ~$1,320 | +2381.7% |
| 2028 | ~$287,640,741 | ~$89,488 | ~1.6225% | ~$1,452 | +12263.1% |
| 2029 | ~$1,432,935,438 | ~$98,437 | ~1.6225% | ~$1,597 | +61489.2% |
| 2030 | ~$7,138,432,352 | ~$108,281 | ~1.6225% | ~$1,757 | +306718.2% |
| 2026 | ~$11,683,451 | ~$73,957 | ~1.5800% | ~$1,169 | +402.2% |
| 2027 | ~$58,670,607 | ~$81,353 | ~1.5376% | ~$1,251 | +2421.7% |
| 2028 | ~$294,625,282 | ~$89,488 | ~1.4951% | ~$1,338 | +12563.3% |
| 2029 | ~$1,479,515,230 | ~$98,437 | ~1.4527% | ~$1,430 | +63491.3% |
| 2030 | ~$7,429,658,793 | ~$108,281 | ~1.4102% | ~$1,527 | +319235.5% |
In 2025, this property's market value of $2,326,600 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 4× 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 | $2,326,600 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $105,480 | $217,016 | $597,296 | $1,446,593 | ↓ Bottom 25% | +23.7% |
| 2023 | $69,802 | $167,963 | $453,916 | $1,078,522 | ↓ Bottom 25% | +0.0% |
| 2022 | $18,594 | $180,794 | $446,888 | $1,009,883 | ↓ Bottom 25% | +46.1% |
| 2021 | $18,623 | $33,611 | $103,166 | $247,000 | ↓ 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.