1397 MOUNTAIN CREEK RD MARBLE FALLS, TX 78654
| Owner | BIGLER RICHARD E & SYLVIA L |
|---|---|
| Parcel ID | 0525060102 |
| Short ID | 354718 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,206 SF |
| Land SF | 2,971,228 SF |
| Acres | 68.210 |
| Year Built | 1996 |
| Legal | ABS 2377 HOWAT R ACR 68.210 (1-D-1) |
| Neighborhood | _RGN145 |
| Land | $2,384,163 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,384,163 |
| Improvement | $578,081 |
|---|---|
| Total Improvement | $578,081 |
| Market | $2,962,244 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,962,244 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,520,406 |
| Net Appraised (assessed) | $441,838 |
| Exemptions (−) (HS,OV65) | −$230,028 |
|---|---|
| Taxable Value | $211,810 |
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 $3,991. Travis County is the largest single contributor, at 37.7% of the total 2025 levy.
Assessment Gap: Assessed value ($441,838) is $2,520,406 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. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 80% of market value ($2,384,163 land vs $578,081 improvements), about $1/SF of land. With value concentrated in the land under a ~30-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 $2,962,244, 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.
No delinquent taxes on record.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,766 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,159 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 986 SF | ✗ |
| 031 | GARAGE DET 1ST F | 832 SF | ✓ |
| 2ND | 2nd Floor | 440 SF | ✓ |
| 571 | STORAGE DET | 168 SF | ✓ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 90% 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $796.08 | $796.08 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $441.84 | $441.84 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $441.69 | $441.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $200.44 | $200.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $147.82 | $147.82 | Paid |
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $84.73 | $84.73 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $2,112.60 | $2,112.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,557,615 | $2,962,244 | -13.7% |
| Assessed Value | $498,076 | $441,838 | +12.7% |
| Land Value | $1,958,250 | $2,384,163 | -17.9% |
| Improvement Value | $599,365 | $578,081 | +3.7% |
| Taxable Value | $257,432 | $211,810 | +21.5% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$2,059,539 | — | |
| Total Tax 2026 = estimate |
~$4,850
Estimated
|
~$2,113
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,557,615 | $2,557,615 | +0 (+0.0%) |
| Taxable Value | $259,481 | $257,432 | -2,049 (-0.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,557,615 | $1,958,250 | $599,365 | −$2,059,539 | $498,076 | $257,432 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,962,244 | $2,384,163 | $578,081 | −$2,520,406 | $441,838 | $211,810 | ~$2,113 | Partial |
| 2024 | $— | — | — | — | — | $— | $1,821 | Verified |
| 2023 | $— | — | — | — | — | $— | $1,593 | Verified |
| 2022 | $— | — | — | — | — | $— | $3,873 | Verified |
| 2021 | $— | — | — | — | — | $— | $3,899 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.7% | +12.9% | 19.5% | Not available | Partial |
| 2025 | +0.3% | +9.9% | 14.9% | Not available | Partial |
| 2024 | +29.0% | +9.8% | 13.6% | 0.0600% | Verified |
| 2023 | -11.6% | +2.5% | 16.0% | 0.0700% | Verified |
| 2022 | +89.6% ! | +10.0% | 13.8% | 0.1500% | Verified |
| 2021 | base year | — | 23.7% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +116.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.7% | -13.7% | — | -13.7% | 2026 | -13.7% | 2026 |
| Assessment Ratio | 19.5% | 17.2% | — | 19.5% | 2026 | 14.9% | 2025 |
| Effective Tax Rate (2025) | 0.0700% | 0.0700% | — | 0.0700% | 2025 | 0.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,113 | $2,113 | — | $2,113 | 2025 | $2,113 | 2025 |
In 2025, this property's market value of $2,962,244 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 5× 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 | $2,962,244 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
| 2023 | — | $167,963 | $453,916 | $1,078,522 | — | +0.0% |
| 2022 | — | $180,794 | $446,888 | $1,009,883 | — | +46.1% |
| 2021 | — | $33,611 | $103,166 | $247,000 | — | 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.