2412 S PACE BEND RD TX 78669
| Owner | MASTERS PAUL |
|---|---|
| Parcel ID | 0550050116 |
| Short ID | 356242 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 41,717 SF |
| Acres | 0.958 |
| Year Built | — |
| Legal | LOT 8 CURIOSITY CAVE SUBD |
| Neighborhood | Q08WF |
| Land | $370,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $370,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $370,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $370,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$82,000 |
| Net Appraised (assessed) | $288,000 |
| Taxable Value | $288,000 |
|---|
Appreciation: Market value has risen +212.5% from $118,400 (2021) to $370,000 (2025), a CAGR of 33.0% 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 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,908. Lake Travis ISD is the largest single contributor, at 61.0% of the total 2025 levy.
Assessment Gap: Assessed value ($288,000) is $82,000 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 ($370,000 land vs $0 improvements), about $9/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 $370,000, this parcel sits in the top quartile (≥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 +33.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,537,320 by 2030, with an estimated annual tax burden around $22,734. 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 88% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $2,994.34 | $2,994.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,082.43 | $1,082.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $339.91 | $339.91 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $267.88 | $267.88 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $223.20 | $223.20 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $4,907.76 | $4,907.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $185,000 | $370,000 | -50.0% |
| Assessed Value | $185,000 | $288,000 | -35.8% |
| Land Value | $185,000 | $370,000 | -50.0% |
| Improvement Value | — | — | — |
| Taxable Value | $185,000 | $288,000 | -35.8% |
| Total Tax 2026 = estimate |
~$3,153
Estimated
|
~$4,908
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $185,000 | $185,000 | +0 (+0.0%) |
| Taxable Value | $185,000 | $185,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $185,000 | $185,000 | — | — | $185,000 | $185,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $370,000 | $370,000 | — | −$82,000 | $288,000 | $288,000 | ~$4,908 | Partial |
| 2024 | $— | — | — | — | $370,000 | $— | $4,022 | Verified |
| 2023 | $— | — | — | — | $200,000 | $— | $3,267 | Verified |
| 2022 | $— | — | — | — | $200,000 | $— | $3,564 | Verified |
| 2021 | $118,400 | — | — | — | $118,400 | $— | $2,231 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -50.0% | -35.8% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 77.8% | Not available | Partial |
| 2024 | +85.0% ! | +20.0% | 64.9% | 1.0900% | Verified |
| 2023 | -9.9% | -9.9% | ~100% | 1.6300% | Verified |
| 2022 | +87.5% ! | +87.5% | ~100% | 1.6100% | Verified |
| 2021 | base year | — | ~100% | 1.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +212.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -50.0% | +81.2% | +59.5% | +212.5% | 2025 | -50.0% | 2026 |
| Assessment Ratio | 100.0% | 92.6% | — | 100.0% | 2021 | 77.8% | 2025 |
| Effective Tax Rate (2025) | 1.3300% | 1.3300% | — | 1.3300% | 2025 | 1.3300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,908 | $3,569 | ~$14,543 | $4,908 | 2025 | $2,231 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$491,942 | ~$491,942 | ~1.6590% | ~$8,161 | +33.0% |
| 2027 | ~$654,074 | ~$654,074 | ~1.6140% | ~$10,557 | +76.8% |
| 2028 | ~$869,639 | ~$869,639 | ~1.5689% | ~$13,644 | +135.0% |
| 2029 | ~$1,156,250 | ~$1,156,250 | ~1.5239% | ~$17,620 | +212.5% |
| 2030 | ~$1,537,320 | ~$1,537,320 | ~1.4788% | ~$22,734 | +315.5% |
| 2026 | ~$484,542 | ~$484,542 | ~1.7041% | ~$8,257 | +31.0% |
| 2027 | ~$634,544 | ~$634,544 | ~1.7041% | ~$10,813 | +71.5% |
| 2028 | ~$830,982 | ~$830,982 | ~1.7041% | ~$14,161 | +124.6% |
| 2029 | ~$1,088,233 | ~$1,088,233 | ~1.7041% | ~$18,544 | +194.1% |
| 2030 | ~$1,425,122 | ~$1,425,122 | ~1.7041% | ~$24,285 | +285.2% |
| 2026 | ~$499,342 | ~$499,342 | ~1.6365% | ~$8,172 | +35.0% |
| 2027 | ~$673,899 | ~$673,899 | ~1.5689% | ~$10,573 | +82.1% |
| 2028 | ~$909,477 | ~$909,477 | ~1.5014% | ~$13,655 | +145.8% |
| 2029 | ~$1,227,407 | ~$1,227,407 | ~1.4338% | ~$17,598 | +231.7% |
| 2030 | ~$1,656,476 | ~$1,656,476 | ~1.3662% | ~$22,631 | +347.7% |
In 2025, this property's market value of $370,000 places it in the top 25% 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 | $370,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +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 | $118,400 | $6,000 | $14,480 | $80,000 | ↑ Top 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.