EANES HOMESTEAD RD 78746
| Owner | LOST CREEK MARSHALL DEVELOPMENT INC |
|---|---|
| Parcel ID | 0113230311 |
| Short ID | 978803 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 280,509 SF |
| Acres | 6.440 |
| Year Built | — |
| Legal | MARSHALL RANCH SUBD BLK A LOT 54 (DRAINAGE ESMNT) |
| Neighborhood | N15000 |
| Land | $5,549 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,549 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $5,549 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,549 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,549 |
| Taxable Value | $5,549 |
|---|
Appreciation: Market value has risen +343.9% from $1,250 (2024) to $5,549 (2025), a CAGR of 343.9% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 +27.9%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $108. Eanes ISD is the largest single contributor, at 42.6% of the total 2025 levy.
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 ($5,549 land vs $0 improvements), about $0/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 $5,549, this parcel sits in the bottom quartile (<25th 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 +187.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,051,497 by 2031, with an estimated annual tax burden around $34,375. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $46.18 | $46.18 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $29.08 | $29.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $20.86 | $20.86 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $6.55 | $6.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $5.74 | $5.74 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $108.41 | $108.41 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $46.18 | 42.6% |
| CAT City of Austin | 0.5240% | $29.08 | 26.8% |
| TCO Travis County | 0.3758% | $20.86 | 19.2% |
| THD Travis Central Health | 0.1180% | $6.55 | 6.0% |
| ACT Austin Community College | 0.1034% | $5.74 | 5.3% |
| Total | 1.9535% | $108.41 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,364 | $5,549 | +86.8% |
| Assessed Value | $6,659 | $5,549 | +20.0% |
| Land Value | $10,364 | $5,549 | +86.8% |
| Improvement Value | — | — | — |
| Taxable Value | $6,659 | $5,549 | +20.0% |
| HS Cap Loss | -$3,705 | — | |
| Total Tax 2026 = estimate |
~$130
Estimated
|
~$108
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $10,364 | $10,364 | — | −$3,705 | $6,659 | $6,659 | Not yet — post-cert | Preliminary |
| 2025 | $5,549 | $5,549 | — | — | $5,549 | $5,549 | ~$108 | Partial |
| 2024 | $1,250 | $1,250 | — | — | $1,250 | $1,250 | $24 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +86.8% ! | +20.0% | 64.2% | Not available | Partial |
| 2025 | +343.9% ! | +343.9% | ~100% | Not available | Partial |
| 2024 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +343.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +86.8% | +215.3% | +187.9% | +343.9% | 2025 | +86.8% | 2026 |
| Assessment Ratio | 64.3% | 88.1% | — | 100.0% | 2024 | 64.3% | 2026 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$108 | $66 | ~$10,656 | $108 | 2025 | $24 | 2024 |
Market value changed by 344% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$29,843 | ~$29,843 | ~1.8979% | ~$566 | +187.9% |
| 2028 | ~$85,930 | ~$85,930 | ~1.8423% | ~$1,583 | +729.1% |
| 2029 | ~$247,431 | ~$247,431 | ~1.7868% | ~$4,421 | +2287.4% |
| 2030 | ~$712,463 | ~$712,463 | ~1.7312% | ~$12,334 | +6774.4% |
| 2031 | ~$2,051,497 | ~$2,051,497 | ~1.6756% | ~$34,375 | +19694.5% |
| 2027 | ~$29,635 | ~$29,635 | ~1.9535% | ~$579 | +185.9% |
| 2028 | ~$84,740 | ~$84,740 | ~1.9535% | ~$1,655 | +717.6% |
| 2029 | ~$242,311 | ~$242,311 | ~1.9535% | ~$4,734 | +2238.0% |
| 2030 | ~$692,874 | ~$692,874 | ~1.9535% | ~$13,535 | +6585.4% |
| 2031 | ~$1,981,234 | ~$1,981,234 | ~1.9535% | ~$38,703 | +19016.5% |
| 2027 | ~$30,050 | ~$30,050 | ~1.8701% | ~$562 | +189.9% |
| 2028 | ~$87,128 | ~$87,128 | ~1.7868% | ~$1,557 | +740.7% |
| 2029 | ~$252,622 | ~$252,622 | ~1.7034% | ~$4,303 | +2337.5% |
| 2030 | ~$732,464 | ~$732,464 | ~1.6200% | ~$11,866 | +6967.4% |
| 2031 | ~$2,123,740 | ~$2,123,740 | ~1.5367% | ~$32,635 | +20391.5% |
In 2025, this property's market value of $5,549 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -93% below 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 | $5,549 | $24,862 | $84,423 | $362,804 | ↓ Bottom 25% | +2.1% |
| 2024 | $1,250 | $23,000 | $66,000 | $328,966 | ↓ Bottom 25% | +0.0% |
| 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 | 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 | 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 | — |