23395 NAMELESS RD TX 78641
| Owner | NAMELESS HOLLOW COUNCIL OF |
|---|---|
| Parcel ID | 0501670205 |
| Short ID | 353099 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 10,019 SF |
| Acres | 0.230 |
| Year Built | — |
| Legal | ABS 2325 SUR 48 TODD JOHN T ACR .23 |
| Neighborhood | _RGN145 |
| Land | $34,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $34,500 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $34,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $34,500 |
| Value Limitation Adjustment (−) (homestead cap) | −$8,004 |
| Net Appraised (assessed) | $26,496 |
| Taxable Value | $26,496 |
|---|
| Total Due | $566.52 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +650.0% from $4,600 (2021) to $34,500 (2025), a CAGR of 65.5% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $499. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($26,496) is $8,004 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 ($34,500 land vs $0 improvements), about $3/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 $34,500, this parcel sits in the lower-middle (25th–50th 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 +65.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $428,199 by 2030, with an estimated annual tax burden around $6,854. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $566.52 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +8 |
| Travis Central Health | 0.1080% | 0.1180% | +3 |
| Travis County ESD # 07 | 0.0910% | 0.1000% | +2 |
| Austin Community College | 0.1013% | 0.1034% | +1 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
| Travis County ESD # 01 | 0.1000% | 0.1000% | +0 |
Market value changed by 113% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $287.99 | $3.82 | $284.17 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $99.58 | $1.32 | $98.26 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $31.27 | $0.41 | $30.86 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $27.40 | $0.36 | $27.04 |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $26.50 | $0.35 | $26.15 |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $26.49 | $0.35 | $26.14 |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $499.23 | $6.61 | $492.62 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $34,500 | $34,500 | +0.0% |
| Assessed Value | $31,795 | $26,496 | +20.0% |
| Land Value | $69,000 | $34,500 | +100.0% |
| Improvement Value | — | — | — |
| Taxable Value | $31,795 | $26,496 | +20.0% |
| HS Cap Loss | -$2,705 | — | |
| Total Tax 2026 = estimate |
~$599
Estimated
|
$499 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $34,500 | $34,500 | +0 (+0.0%) |
| Taxable Value | $31,795 | $31,795 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $34,500 | $69,000 | — | −$2,705 | $31,795 | $31,795 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $34,500 | $34,500 | — | −$8,004 | $26,496 | $26,496 | $499 | Verified |
| 2024 | $— | — | — | — | $34,500 | $— | $404 | Verified |
| 2023 | $— | — | — | — | $18,400 | $— | $331 | Verified |
| 2022 | $— | — | — | — | $8,637 | $— | $170 | Verified |
| 2021 | $4,600 | — | — | — | $17,250 ! | $— | $364 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 92.2% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 76.8% | 1.4500% | Verified |
| 2024 | +87.5% ! | +20.0% | 64.0% | 1.1700% | Verified |
| 2023 | +113.0% ! | +113.0% | ~100% | 1.8000% | Verified |
| 2022 | -49.9% | -49.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 7.9200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +325.0% | +65.5% | +650.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 92.2% | 181.3% | — | 375.0% | 2021 | 76.8% | 2025 |
| Effective Tax Rate (2025) | 1.4500% | 1.4500% | — | 1.4500% | 2025 | 1.4500% | 2025 |
| Tax Amount | $499 | $432 | ~$3,308 | $499 | 2025 | $364 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$57,093 | ~$57,093 | ~1.8274% | ~$1,043 | +65.5% |
| 2027 | ~$94,482 | ~$94,482 | ~1.7707% | ~$1,673 | +173.9% |
| 2028 | ~$156,356 | ~$156,356 | ~1.7140% | ~$2,680 | +353.2% |
| 2029 | ~$258,750 | ~$258,750 | ~1.6573% | ~$4,288 | +650.0% |
| 2030 | ~$428,199 | ~$428,199 | ~1.6006% | ~$6,854 | +1141.2% |
| 2026 | ~$56,403 | ~$56,403 | ~1.8841% | ~$1,063 | +63.5% |
| 2027 | ~$92,212 | ~$92,212 | ~1.8841% | ~$1,737 | +167.3% |
| 2028 | ~$150,755 | ~$150,755 | ~1.8841% | ~$2,840 | +337.0% |
| 2029 | ~$246,466 | ~$246,466 | ~1.8841% | ~$4,644 | +614.4% |
| 2030 | ~$402,942 | ~$402,942 | ~1.8841% | ~$7,592 | +1067.9% |
| 2026 | ~$57,783 | ~$57,783 | ~1.7991% | ~$1,040 | +67.5% |
| 2027 | ~$96,780 | ~$96,780 | ~1.7140% | ~$1,659 | +180.5% |
| 2028 | ~$162,094 | ~$162,094 | ~1.6289% | ~$2,640 | +369.8% |
| 2029 | ~$271,487 | ~$271,487 | ~1.5439% | ~$4,191 | +686.9% |
| 2030 | ~$454,707 | ~$454,707 | ~1.4588% | ~$6,633 | +1218.0% |
In 2025, this property's market value of $34,500 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -59% below 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 | $34,500 | $24,862 | $85,028 | $363,420 | ↓ Below 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 | $4,600 | $6,000 | $14,480 | $80,000 | ↓ 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.