CREEKSIDE CIR TX 78642
| Owner | MCCREARY CASEY & HYE-YOUNG |
|---|---|
| Parcel ID | 0533770153 |
| Short ID | 355435 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 218,236 SF |
| Acres | 5.010 |
| Year Built | — |
| Legal | LOT 10 SPRINGCREEK RANCH (4.61AC IN TRAVIS CO) |
| Neighborhood | T2690 |
| Land | $300,425 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $300,425 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $300,425 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $300,425 |
| Value Limitation Adjustment (−) (homestead cap) | −$199,334 |
| Net Appraised (assessed) | $101,091 |
| Exemptions (−) (HS,OV65) | −$49,646 |
|---|---|
| Taxable Value | $51,445 |
Appreciation: Market value has risen +335.1% from $69,046 (2021) to $300,425 (2025), a CAGR of 44.4% 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 lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 0.7972% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $410. Travis County is the largest single contributor, at 39.9% of the total 2025 levy.
Assessment Gap: Assessed value ($101,091) is $199,334 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 ($300,425 land vs $0 improvements), about $1/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 $300,425, this parcel sits in the upper-middle (50th–75th 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 +44.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,887,917 by 2030, with an estimated annual tax burden around $1,345. 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.
Market value changed by 370% 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% | $193.35 | $193.35 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $101.09 | $101.09 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $101.06 | $101.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $51.15 | $51.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $37.38 | $37.38 | Paid |
| Combined Rate | 0.7740% | 0.6940% | 0.6881% | 0.7447% | 0.7972% | +0.0525% | $484.03 | $484.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $450,524 | $300,425 | +50.0% |
| Assessed Value | $111,199 | $101,091 | +10.0% |
| Land Value | $450,524 | $300,425 | +50.0% |
| Improvement Value | — | — | — |
| Taxable Value | $58,959 | $51,445 | +14.6% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$339,325 | — | |
| Total Tax 2026 = estimate |
~$470
Estimated
|
~$484
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $450,524 | $450,524 | +0 (+0.0%) |
| Taxable Value | $59,355 | $58,959 | -396 (-0.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $450,524 | $450,524 | — | −$339,325 | $111,199 | $58,959 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $300,425 | $300,425 | — | −$199,334 | $101,091 | $51,445 | ~$484 | Partial |
| 2024 | $— | — | — | — | $341,035 | $— | $252 | Verified |
| 2023 | $— | — | — | — | $341,035 | $— | $191 | Verified |
| 2022 | $— | — | — | — | $324,742 | $— | $1,294 | Verified |
| 2021 | $69,046 | — | — | — | $69,046 | $— | $1,190 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +50.0% | +10.0% | 26.8% | Not available | Partial |
| 2025 | -19.0% | +19.6% | 36.6% | Not available | Partial |
| 2024 | +0.0% | +10.0% | 24.8% | 0.0700% | Verified |
| 2023 | +5.0% | -74.3% | 22.5% | 0.0500% | Verified |
| 2022 | +370.3% ! | +332.7% | 92.0% | 0.3700% | Verified |
| 2021 | base year | — | ~100% | 1.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +300.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +50.0% | +192.6% | +34.8% | +335.1% | 2025 | +50.0% | 2026 |
| Assessment Ratio | 24.7% | 52.8% | — | 100.0% | 2021 | 24.7% | 2026 |
| Effective Tax Rate (2025) | 0.1600% | 0.1600% | — | 0.1600% | 2025 | 0.1600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$484 | $837 | ~$1,107 | $1,190 | 2021 | $484 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$433,896 | ~$111,200 | ~0.8030% | ~$893 | +44.4% |
| 2027 | ~$626,664 | ~$122,320 | ~0.8089% | ~$989 | +108.6% |
| 2028 | ~$905,074 | ~$134,552 | ~0.8147% | ~$1,096 | +201.3% |
| 2029 | ~$1,307,175 | ~$148,007 | ~0.8205% | ~$1,214 | +335.1% |
| 2030 | ~$1,887,917 | ~$162,808 | ~0.8263% | ~$1,345 | +528.4% |
| 2026 | ~$427,887 | ~$111,200 | ~0.7972% | ~$887 | +42.4% |
| 2027 | ~$609,428 | ~$122,320 | ~0.7972% | ~$975 | +102.9% |
| 2028 | ~$867,993 | ~$134,552 | ~0.7972% | ~$1,073 | +188.9% |
| 2029 | ~$1,236,259 | ~$148,007 | ~0.7972% | ~$1,180 | +311.5% |
| 2030 | ~$1,760,771 | ~$162,808 | ~0.7972% | ~$1,298 | +486.1% |
| 2026 | ~$439,904 | ~$111,200 | ~0.8060% | ~$896 | +46.4% |
| 2027 | ~$644,140 | ~$122,320 | ~0.8147% | ~$997 | +114.4% |
| 2028 | ~$943,197 | ~$134,552 | ~0.8234% | ~$1,108 | +214.0% |
| 2029 | ~$1,381,099 | ~$148,007 | ~0.8321% | ~$1,232 | +359.7% |
| 2030 | ~$2,022,306 | ~$162,808 | ~0.8408% | ~$1,369 | +573.1% |
In 2025, this property's market value of $300,425 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $300,425 | $24,862 | $85,028 | $363,420 | ↑ Above 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 | $69,046 | $6,000 | $14,480 | $80,000 | ↑ Above median | 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.