ALLEGRO LN TX 78746
| Owner | HAMILTON ROBER & DAGMAR S FAMILY LIMITED PARTNERSHIP |
|---|---|
| Parcel ID | 0115210205 |
| Short ID | 115107 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 117,612 SF |
| Acres | 2.700 |
| Year Built | — |
| Legal | ABS 198 SUR 504 CHAMBERS T J ACR 2.700 |
| Neighborhood | M5700 |
| Land | $1,350,320 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,350,320 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,350,320 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,350,320 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,350,320 |
| Taxable Value | $1,350,320 |
|---|
Appreciation: Market value has risen +100.0% from $675,000 (2021) to $1,350,320 (2025), a CAGR of 18.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 6 taxing entities is 1.6379% in 2025 (-0.0111% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $22,116. Eanes ISD is the largest single contributor, at 50.8% 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 ($1,350,320 land vs $0 improvements), about $11/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 $1,350,320, 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 +16.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,228,045 by 2031, with an estimated annual tax burden around $47,676. 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% | $11,237.36 | $11,237.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,075.11 | $5,075.11 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $2,387.14 | $2,387.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,593.69 | $1,593.69 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,023.54 | $1,023.54 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $799.39 | $799.39 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $22,116.23 | $22,116.23 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $11,237.36 | 50.8% |
| TCO Travis County | 0.3758% | $5,075.11 | 22.9% |
| CWH City of West Lake Hills | 0.1768% | $2,387.14 | 10.8% |
| THD Travis Central Health | 0.1180% | $1,593.69 | 7.2% |
| E09 Travis County ESD # 09 | 0.0758% | $1,023.54 | 4.6% |
| W10 WCID # 10 | 0.0592% | $799.39 | 3.6% |
| Total | 1.6379% | $22,116.23 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,476,120 | $1,350,320 | +9.3% |
| Assessed Value | $1,476,120 | $1,350,320 | +9.3% |
| Land Value | $1,476,120 | $1,350,320 | +9.3% |
| Improvement Value | — | — | — |
| Taxable Value | $1,476,120 | $1,350,320 | +9.3% |
| Total Tax 2026 = estimate |
~$24,177
Estimated
|
~$22,116
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,476,120 | $1,476,120 | — | — | $1,476,120 | $1,476,120 | Not yet — post-cert | Preliminary |
| 2025 | $1,350,320 | $1,350,320 | — | — | $1,350,320 | $1,350,320 | ~$22,116 | Partial |
| 2024 | $1,200,000 | $1,200,000 | — | — | $1,200,000 | $1,200,000 | $19,787 | Verified |
| 2023 | $1,200,000 | $1,200,000 | — | — | $1,200,000 | $1,200,000 | $19,306 | Verified |
| 2022 | $1,200,000 | $1,200,000 | — | — | $1,200,000 | $1,200,000 | $20,544 | Verified |
| 2021 | $675,000 | $675,000 | — | — | $675,000 | $675,000 | $11,924 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.3% | +9.3% | ~100% | Not available | Partial |
| 2025 | +12.5% | +12.5% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +77.8% ! | +77.8% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.3% | +19.9% | +16.9% | +77.8% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$22,116 | $18,736 | ~$37,039 | $22,116 | 2025 | $11,924 | 2021 |
Market value changed by 78% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,726,177 | ~$1,726,177 | ~1.6057% | ~$27,717 | +16.9% |
| 2028 | ~$2,018,593 | ~$2,018,593 | ~1.5735% | ~$31,762 | +36.7% |
| 2029 | ~$2,360,546 | ~$2,360,546 | ~1.5413% | ~$36,383 | +59.9% |
| 2030 | ~$2,760,425 | ~$2,760,425 | ~1.5091% | ~$41,658 | +87.0% |
| 2031 | ~$3,228,045 | ~$3,228,045 | ~1.4769% | ~$47,676 | +118.7% |
| 2027 | ~$1,696,654 | ~$1,696,654 | ~1.6379% | ~$27,789 | +14.9% |
| 2028 | ~$1,950,137 | ~$1,950,137 | ~1.6379% | ~$31,940 | +32.1% |
| 2029 | ~$2,241,490 | ~$2,241,490 | ~1.6379% | ~$36,712 | +51.9% |
| 2030 | ~$2,576,371 | ~$2,576,371 | ~1.6379% | ~$42,197 | +74.5% |
| 2031 | ~$2,961,284 | ~$2,961,284 | ~1.6379% | ~$48,501 | +100.6% |
| 2027 | ~$1,755,699 | ~$1,755,699 | ~1.5896% | ~$27,908 | +18.9% |
| 2028 | ~$2,088,231 | ~$2,088,231 | ~1.5413% | ~$32,186 | +41.5% |
| 2029 | ~$2,483,744 | ~$2,483,744 | ~1.4930% | ~$37,083 | +68.3% |
| 2030 | ~$2,954,169 | ~$2,954,169 | ~1.4448% | ~$42,681 | +100.1% |
| 2031 | ~$3,513,692 | ~$3,513,692 | ~1.3965% | ~$49,068 | +138.0% |
In 2025, this property's market value of $1,350,320 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 16× 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 | $1,350,320 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,200,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,200,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $1,200,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $675,000 | $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 | — |