13113 BARRISTER LN 78610
| Owner | RIVENBARK JAMES T & LAUREN K PHILLIPS |
|---|---|
| Parcel ID | 0455050302 |
| Short ID | 954717 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,025 SF |
| Land SF | 8,242 SF |
| Acres | 0.189 |
| Year Built | 2022 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK Q LOT 18 |
| Neighborhood | H1501 |
| Land | $64,808 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $64,808 |
| Improvement | $418,779 |
|---|---|
| Total Improvement | $418,779 |
| Market | $483,587 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $483,587 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $483,587 |
| Taxable Value | $483,587 |
|---|
Appreciation: Market value has risen +8.2% from $446,833 (2024) to $483,587 (2025), a CAGR of 8.2% over 1 year. 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.
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 $3,855. P10L is the largest single contributor, at 32.6% 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 13% of market value ($64,808 land vs $418,779 improvements), about $8/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 +8.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $717,995 by 2030, with an estimated annual tax burden around $5,933. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,025 SF | ✗ |
| 1ST | 1st Floor | 1,535 SF | ✓ |
| 2ND | 2nd Floor | 1,490 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 400 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 220 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
Market value changed by 645% 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% | $1,817.54 | $1,817.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $570.74 | $570.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $500.03 | $500.03 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $483.59 | $483.59 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $483.59 | $483.59 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $5,718.66 | $5,718.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $453,942 | $483,587 | -6.1% |
| Assessed Value | $453,942 | $483,587 | -6.1% |
| Land Value | $64,808 | $64,808 | +0.0% |
| Improvement Value | $389,134 | $418,779 | -7.1% |
| Taxable Value | $453,942 | $483,587 | -6.1% |
| Total Tax 2026 = estimate |
~$3,619
Estimated
|
~$5,719
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $453,942 | $453,942 | +0 (+0.0%) |
| Taxable Value | $453,942 | $453,942 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $453,942 | $64,808 | $389,134 | — | $453,942 | $453,942 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $483,587 | $64,808 | $418,779 | — | $483,587 | $483,587 | ~$5,719 | Partial |
| 2024 | $446,833 | — | — | −$386,833 | $60,000 | $— | $5,945 | Verified |
| 2023 | $— | — | — | — | $48,000 | $— | $4,516 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $2,315 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.1% | -6.1% | ~100% | Not available | Partial |
| 2025 | -9.9% | -9.9% | ~100% | Not available | Partial |
| 2024 | +50.1% | +50.1% | ~100% | 1.1100% | Verified |
| 2023 | +644.7% ! | +644.7% | ~100% | 1.2600% | Verified |
| 2022 | base year | — | ~100% | 4.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +907.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.1% | +1.0% | +9.6% | +8.2% | 2025 | -6.1% | 2026 |
| Assessment Ratio | 100.0% | 71.1% | — | 100.0% | 2025 | 13.4% | 2024 |
| Effective Tax Rate (2025) | 1.1800% | 1.1800% | — | 1.1800% | 2025 | 1.1800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,719 | $5,832 | ~$5,031 | $5,945 | 2024 | $5,719 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$523,364 | ~$523,364 | ~0.8031% | ~$4,203 | +8.2% |
| 2027 | ~$566,413 | ~$566,413 | ~0.8089% | ~$4,582 | +17.1% |
| 2028 | ~$613,003 | ~$613,003 | ~0.8147% | ~$4,994 | +26.8% |
| 2029 | ~$663,425 | ~$663,425 | ~0.8206% | ~$5,444 | +37.2% |
| 2030 | ~$717,995 | ~$717,995 | ~0.8264% | ~$5,933 | +48.5% |
| 2026 | ~$513,692 | ~$513,692 | ~0.7973% | ~$4,096 | +6.2% |
| 2027 | ~$545,672 | ~$545,672 | ~0.7973% | ~$4,350 | +12.8% |
| 2028 | ~$579,643 | ~$579,643 | ~0.7973% | ~$4,621 | +19.9% |
| 2029 | ~$615,728 | ~$615,728 | ~0.7973% | ~$4,909 | +27.3% |
| 2030 | ~$654,060 | ~$654,060 | ~0.7973% | ~$5,215 | +35.3% |
| 2026 | ~$533,036 | ~$531,946 | ~0.8060% | ~$4,287 | +10.2% |
| 2027 | ~$587,541 | ~$585,140 | ~0.8147% | ~$4,767 | +21.5% |
| 2028 | ~$647,620 | ~$643,654 | ~0.8235% | ~$5,300 | +33.9% |
| 2029 | ~$713,842 | ~$708,020 | ~0.8322% | ~$5,892 | +47.6% |
| 2030 | ~$786,835 | ~$778,822 | ~0.8409% | ~$6,549 | +62.7% |
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.