INDIAN DIVIDE CV TX 78669
| Owner | FARR ROY J & DEBORAH ANN |
|---|---|
| Parcel ID | 0550090208 |
| Short ID | 431299 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | 3,668 SF |
| Land SF | 104,544 SF |
| Acres | 2.400 |
| Year Built | 1997 |
| Legal | 1.40 AC OF LOT 18 BLK A PALEFACE RANCH SUBD SEC 3 |
| Neighborhood | Q5002 |
| Land | $587,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $587,500 |
| Improvement | $862,814 |
|---|---|
| Total Improvement | $862,814 |
| Market | $1,450,314 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,450,314 |
| Value Limitation Adjustment (−) (homestead cap) | −$293,785 |
| Net Appraised (assessed) | $1,156,529 |
| Exemptions (−) (HS,OV65) | −$360,526 |
|---|---|
| Taxable Value | $796,003 |
Appreciation: Market value has risen +74.1% from $833,205 (2021) to $1,450,314 (2025), a CAGR of 14.9% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $13,565. Travis County is the largest single contributor, at 34.5% of the total 2025 levy.
Assessment Gap: Assessed value ($1,156,529) is $293,785 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 41% of market value ($587,500 land vs $862,814 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~29 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,450,314, 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 +14.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,899,678 by 2030, with an estimated annual tax burden around $27,545. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,668 SF | ✗ |
| 1ST | 1st Floor | 2,134 SF | ✓ |
| 2ND | 2nd Floor | 1,534 SF | ✓ |
| 031 | GARAGE DET 1ST F | 1,350 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 508 SF | ✗ |
| 512 | DECK UNCOVRED | 400 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 380 SF | ✓ |
| 612 | TERRACE UNCOVERD | 176 SF | ✗ |
| 571 | STORAGE DET | 150 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 473 | BOAT DK FLT COV | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| 447 | SPA CONCRETE | 1 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 431299 | FARR DEBORAH ANN | 23601 INDIAN DIVIDE CV SPICEWOOD 78669 | $1,296,623 | $1,195,182 | $810,877 |
| 467274 | FARR ROY J & DEBORAH ANN | 1.40 AC OF LOT 18 BLK A PALEFACE RANCH SUBD SEC 3 | $70,000 | $70,000 | $70,000 |
Market value changed by 94% 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% | $2,991.74 | $2,991.74 | Paid |
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $2,826.93 | $2,826.93 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $1,075.74 | $1,075.74 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $896.31 | $896.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $889.92 | $889.92 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $8,680.64 | $8,680.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,366,623 | $1,450,314 | -5.8% |
| Assessed Value | $1,265,182 | $1,156,529 | +9.4% |
| Land Value | $587,500 | $587,500 | +0.0% |
| Improvement Value | $779,123 | $862,814 | -9.7% |
| Taxable Value | $880,877 | $796,003 | +10.7% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$101,441 | — | |
| Total Tax 2026 = estimate |
~$15,011
Estimated
|
~$8,681
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,535,111 | $1,366,623 | -168,488 (-11.0%) |
| Taxable Value | $882,926 | $880,877 | -2,049 (-0.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,366,623 | $587,500 | $779,123 | −$101,441 | $1,265,182 | $880,877 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,450,314 | $587,500 | $862,814 | −$293,785 | $1,156,529 | $796,003 | ~$8,681 | Partial |
| 2024 | $1,090,156 | — | — | −$502,656 | $587,500 | $— | $8,884 | Verified |
| 2023 | $1,105,085 | — | — | −$873,085 | $232,000 | $— | $6,371 | Verified |
| 2022 | $790,300 | — | — | −$580,700 | $209,600 | $— | $8,188 | Verified |
| 2021 | $833,205 | — | — | −$623,605 | $209,600 | $— | $8,390 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 0.8400% | Verified |
| 2023 | +47.1% | +47.1% | ~100% | 0.5500% | Verified |
| 2022 | -94.2% ! | -92.7% | ~100% | 0.7100% | Verified |
| 2021 | base year | — | 80.0% | 1.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -91.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.8% | +12.1% | +16.3% | +39.8% | 2023 | -5.8% | 2026 |
| Assessment Ratio | 92.6% | 49.8% | — | 92.6% | 2026 | 21.0% | 2023 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,681 | $8,103 | ~$24,238 | $8,884 | 2024 | $6,371 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,665,864 | ~$1,272,182 | ~1.6590% | ~$21,106 | +14.9% |
| 2027 | ~$1,913,450 | ~$1,399,400 | ~1.6140% | ~$22,586 | +31.9% |
| 2028 | ~$2,197,833 | ~$1,539,340 | ~1.5689% | ~$24,151 | +51.5% |
| 2029 | ~$2,524,482 | ~$1,693,274 | ~1.5239% | ~$25,804 | +74.1% |
| 2030 | ~$2,899,678 | ~$1,862,602 | ~1.4788% | ~$27,545 | +99.9% |
| 2026 | ~$1,636,858 | ~$1,272,182 | ~1.7041% | ~$21,679 | +12.9% |
| 2027 | ~$1,847,396 | ~$1,399,400 | ~1.7041% | ~$23,847 | +27.4% |
| 2028 | ~$2,085,013 | ~$1,539,340 | ~1.7041% | ~$26,232 | +43.8% |
| 2029 | ~$2,353,194 | ~$1,693,274 | ~1.7041% | ~$28,855 | +62.3% |
| 2030 | ~$2,655,869 | ~$1,862,602 | ~1.7041% | ~$31,740 | +83.1% |
| 2026 | ~$1,694,870 | ~$1,272,182 | ~1.6365% | ~$20,819 | +16.9% |
| 2027 | ~$1,980,665 | ~$1,399,400 | ~1.5689% | ~$21,956 | +36.6% |
| 2028 | ~$2,314,651 | ~$1,539,340 | ~1.5014% | ~$23,111 | +59.6% |
| 2029 | ~$2,704,954 | ~$1,693,274 | ~1.4338% | ~$24,278 | +86.5% |
| 2030 | ~$3,161,072 | ~$1,862,602 | ~1.3662% | ~$25,447 | +118.0% |
In 2025, this property's market value of $1,450,314 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 17× 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 | $1,450,314 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,090,156 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $1,105,085 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | $790,300 | $15,000 | $55,000 | $180,463 | ↑ Top 25% | +100.0% |
| 2021 | $833,205 | $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.