13004 BARRISTER LN 78610
| Owner | GLUECKLICH ALLISON & DAKOTA MIRABAL |
|---|---|
| Parcel ID | 0455050203 |
| Short ID | 954712 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,879 SF |
| Land SF | 4,800 SF |
| Acres | 0.110 |
| Year Built | 2022 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK O LOT 22 |
| Neighborhood | H1501 |
| Land | $62,475 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $62,475 |
| Improvement | $261,411 |
|---|---|
| Total Improvement | $261,411 |
| Market | $323,886 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $323,886 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $323,886 |
| Exemptions (−) (HS) | −$64,777 |
|---|---|
| Taxable Value | $259,109 |
Appreciation: Market value has fallen -26.3% from $439,726 (2024) to $323,886 (2025), a CAGR of -26.3% over 1 year. Growth has been relatively flat for this asset class. 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.
Tax Burden: The combined rate across 5 taxing entities is 0.7973% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,066. P10L is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 19% of market value ($62,475 land vs $261,411 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the -26.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $70,217 by 2030, with an estimated annual tax burden around $580. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 1,879 SF | ✗ |
| 2ND | 2nd Floor | 1,083 SF | ✓ |
| 1ST | 1st Floor | 796 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 440 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 154 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 816% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| P10L | — | — | — | — | — | — | $1,863.17 | $1,863.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $973.85 | $973.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $329.73 | $329.73 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $323.89 | $323.89 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $323.89 | $323.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $305.81 | $305.81 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $4,120.34 | $4,120.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $337,506 | $323,886 | +4.2% |
| Assessed Value | $337,506 | $323,886 | +4.2% |
| Land Value | $62,475 | $62,475 | +0.0% |
| Improvement Value | $275,031 | $261,411 | +5.2% |
| Taxable Value | $270,005 | $259,109 | +4.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$2,153
Estimated
|
~$4,120
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $365,148 | $337,506 | -27,642 (-7.6%) |
| Taxable Value | $285,020 | $270,005 | -15,015 (-5.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $337,506 | $62,475 | $275,031 | — | $337,506 | $270,005 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $323,886 | $62,475 | $261,411 | — | $323,886 | $259,109 | ~$4,120 | Partial |
| 2024 | $439,726 | — | — | −$379,726 | $60,000 | $— | $4,316 | Verified |
| 2023 | $— | — | — | — | $60,000 | $— | $4,738 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $2,294 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.7% | +10.0% | 97.6% | Not available | Partial |
| 2025 | -11.2% | -11.2% | ~100% | Not available | Partial |
| 2024 | -17.0% | -17.0% | ~100% | 1.1800% | Verified |
| 2023 | +816.1% ! | +816.1% | ~100% | 1.0800% | Verified |
| 2022 | base year | — | ~100% | 4.7800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +574.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.2% | -11.1% | -26.9% | +4.2% | 2026 | -26.3% | 2025 |
| Assessment Ratio | 100.0% | 71.2% | — | 100.0% | 2025 | 13.6% | 2024 |
| Effective Tax Rate (2025) | 1.2700% | 1.2700% | — | 1.2700% | 2025 | 1.2700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,120 | $4,218 | ~$1,151 | $4,316 | 2024 | $4,120 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$238,563 | ~$238,563 | ~0.8031% | ~$1,916 | -26.3% |
| 2027 | ~$175,716 | ~$175,716 | ~0.8089% | ~$1,421 | -45.7% |
| 2028 | ~$129,426 | ~$129,426 | ~0.8147% | ~$1,054 | -60.0% |
| 2029 | ~$95,331 | ~$95,331 | ~0.8206% | ~$782 | -70.6% |
| 2030 | ~$70,217 | ~$70,217 | ~0.8264% | ~$580 | -78.3% |
| 2026 | ~$307,692 | ~$307,692 | ~0.7973% | ~$2,453 | -5.0% |
| 2027 | ~$292,307 | ~$292,307 | ~0.7973% | ~$2,330 | -9.8% |
| 2028 | ~$277,692 | ~$277,692 | ~0.7973% | ~$2,214 | -14.3% |
| 2029 | ~$263,807 | ~$263,807 | ~0.7973% | ~$2,103 | -18.5% |
| 2030 | ~$250,617 | ~$250,617 | ~0.7973% | ~$1,998 | -22.6% |
| 2026 | ~$245,040 | ~$245,040 | ~0.8060% | ~$1,975 | -24.3% |
| 2027 | ~$185,388 | ~$185,388 | ~0.8147% | ~$1,510 | -42.8% |
| 2028 | ~$140,258 | ~$140,258 | ~0.8235% | ~$1,155 | -56.7% |
| 2029 | ~$106,114 | ~$106,114 | ~0.8322% | ~$883 | -67.2% |
| 2030 | ~$80,282 | ~$80,282 | ~0.8409% | ~$675 | -75.2% |
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.