11015 W STATE HY 71 TX 78736
| Owner | SCOTT FRANCES W ESTATE TRUST |
|---|---|
| Parcel ID | 0110570135 |
| Short ID | 359664 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 220,849 SF |
| Acres | 5.070 |
| Year Built | — |
| Legal | LOT 1 MADRONES THE |
| Neighborhood | P1030 |
| Land | $1,261,416 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,261,416 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $875,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $875,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$144,920 |
| Net Appraised (assessed) | $730,080 |
| Taxable Value | $730,080 |
|---|
Appreciation: Market value has risen +72.6% from $507,000 (2021) to $875,000 (2025), a CAGR of 14.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6126% in 2025 (+0.0216% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,773. Lake Travis ISD is the largest single contributor, at 64.5% of the total 2025 levy.
Assessment Gap: Assessed value ($730,080) is $144,920 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 144% of market value ($1,261,416 land vs $0 improvements), about $6/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 $875,000, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, 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 +17.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,526,861 by 2031, with an estimated annual tax burden around $35,324. 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.
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.
| 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% | $7,590.64 | $7,590.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,743.97 | $2,743.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $861.66 | $861.66 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $430.75 | $430.75 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $140.18 | $140.18 | Paid |
| Combined Rate | 1.7843% | 1.6940% | 1.5394% | 1.5910% | 1.6126% | +0.0216% | $11,767.20 | $11,767.20 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $7,590.64 | 64.5% |
| TCO Travis County | 0.3758% | $2,743.97 | 23.3% |
| THD Travis Central Health | 0.1180% | $861.66 | 7.3% |
| E03 Travis County ESD # 03 | 0.0590% | $430.75 | 3.7% |
| VBC City of Bee Cave | 0.0200% | $140.18 | 1.2% |
| Total | 1.6126% | $11,767.20 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,131,865 | $875,000 | +29.4% |
| Assessed Value | $12,863 | $730,080 | -98.2% |
| Land Value | $1,131,865 | $1,261,416 | -10.3% |
| Improvement Value | — | — | — |
| Taxable Value | $12,863 | $730,080 | -98.2% |
| HS Cap Loss | -$1,119,002 | — | |
| Total Tax 2026 = estimate |
~$207
Estimated
|
~$11,767
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,131,865 | $1,131,865 | — | −$1,119,002 | $12,863 | $12,863 | Not yet — post-cert | Preliminary |
| 2025 | $875,000 | $1,261,416 | — | −$144,920 | $730,080 | $730,080 | ~$11,767 | Partial |
| 2024 | $1,261,416 | $1,261,416 | — | −$653,016 | $608,400 | $608,400 | $9,675 | Verified |
| 2023 | $507,000 | $507,000 | — | — | $507,000 | $507,000 | $7,801 | Verified |
| 2022 | $507,000 | $507,000 | — | — | $507,000 | $507,000 | $8,585 | Verified |
| 2021 | $507,000 | $507,000 | — | — | $507,000 | $507,000 | $9,042 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +29.4% | -98.2% | 1.1% | Not available | Partial |
| 2025 | -30.6% | +20.0% | 83.4% | Not available | Partial |
| 2024 | +148.8% ! | +20.0% | 48.2% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +72.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +29.4% | +29.5% | +17.4% | +148.8% | 2024 | -30.6% | 2025 |
| Assessment Ratio | 1.1% | 72.1% | — | 100.0% | 2021 | 1.1% | 2026 |
| Effective Tax Rate (2025) | 1.3400% | 1.3400% | — | 1.3400% | 2025 | 1.3400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,767 | $9,374 | ~$27,642 | $11,767 | 2025 | $7,801 | 2023 |
Market value changed by 149% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,329,083 | ~$1,329,083 | ~1.5696% | ~$20,862 | +17.4% |
| 2028 | ~$1,560,664 | ~$1,560,664 | ~1.5267% | ~$23,827 | +37.9% |
| 2029 | ~$1,832,596 | ~$1,832,596 | ~1.4838% | ~$27,192 | +61.9% |
| 2030 | ~$2,151,909 | ~$2,151,909 | ~1.4409% | ~$31,006 | +90.1% |
| 2031 | ~$2,526,861 | ~$2,526,861 | ~1.3979% | ~$35,324 | +123.2% |
| 2027 | ~$1,306,445 | ~$1,306,445 | ~1.6126% | ~$21,067 | +15.4% |
| 2028 | ~$1,507,953 | ~$1,507,953 | ~1.6126% | ~$24,317 | +33.2% |
| 2029 | ~$1,740,542 | ~$1,740,542 | ~1.6126% | ~$28,067 | +53.8% |
| 2030 | ~$2,009,005 | ~$2,009,005 | ~1.6126% | ~$32,397 | +77.5% |
| 2031 | ~$2,318,876 | ~$2,318,876 | ~1.6126% | ~$37,393 | +104.9% |
| 2027 | ~$1,351,720 | ~$1,351,720 | ~1.5482% | ~$20,927 | +19.4% |
| 2028 | ~$1,614,280 | ~$1,614,280 | ~1.4838% | ~$23,952 | +42.6% |
| 2029 | ~$1,927,839 | ~$1,927,839 | ~1.4194% | ~$27,364 | +70.3% |
| 2030 | ~$2,302,305 | ~$2,302,305 | ~1.3550% | ~$31,196 | +103.4% |
| 2031 | ~$2,749,508 | ~$2,749,508 | ~1.2906% | ~$35,485 | +142.9% |
In 2025, this property's market value of $875,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× the county median of $84,423. 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 | $875,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,261,416 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $507,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $507,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $507,000 | $8,000 | $22,000 | $81,900 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |