MOREH PEAK PS
| Owner | WEISS KEVIN R |
|---|---|
| Parcel ID | 0118960128 |
| Short ID | 961911 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 1,191,497 SF |
| Acres | 27.353 |
| Year Built | — |
| Legal | PRESERVATION RANCH BLK A LOT 16 (1-d-1w) |
| Neighborhood | P5190 |
| Land | $3,293,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,293,250 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,293,250 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,293,250 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,290,077 |
| Net Appraised (assessed) | $3,173 |
| Taxable Value | $3,173 |
|---|
Appreciation: Market value has risen +423.5% from $629,119 (2022) to $3,293,250 (2025), a CAGR of 73.6% over 3 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Agricultural parcel countywide rose +34.6%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $52. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($3,173) is $3,290,077 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($3,293,250 land vs $0 improvements), about $3/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 $3,293,250, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +42.6% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $15,301,122 by 2031, with an estimated annual tax burden around $214,954. 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% | $32.99 | $32.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11.93 | $11.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.74 | $3.74 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $2.87 | $2.87 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $51.53 | $51.53 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $32.99 | 64.0% |
| TCO Travis County | 0.3758% | $11.93 | 23.2% |
| THD Travis Central Health | 0.1180% | $3.74 | 7.3% |
| E06 Travis County ESD # 06 | 0.0904% | $2.87 | 5.6% |
| Total | 1.6240% | $51.53 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,598,535 | $3,293,250 | -21.1% |
| Assessed Value | $2,933 | $3,173 | -7.6% |
| Land Value | $2,598,535 | $3,293,250 | -21.1% |
| Improvement Value | — | — | — |
| Taxable Value | $2,933 | $3,173 | -7.6% |
| HS Cap Loss | -$2,595,602 | — | |
| Total Tax 2026 = estimate |
~$48
Estimated
|
~$52
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,598,535 | $2,598,535 | — | −$2,595,602 | $2,933 | $2,933 | Not yet — post-cert | Preliminary |
| 2025 | $3,293,250 | $3,293,250 | — | −$3,290,077 | $3,173 | $3,173 | ~$52 | Partial |
| 2024 | $3,293,250 | $3,293,250 | — | −$3,290,232 | $3,018 | $3,018 | $48 | Verified |
| 2023 | $2,516,476 | $2,516,476 | — | −$2,513,484 | $2,992 | $2,992 | $47 | Verified |
| 2022 | $629,119 | $629,119 | — | −$626,347 | $2,772 | $2,772 | $48 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -21.1% | -7.6% | 0.1% | Not available | Partial |
| 2025 | +0.0% | +5.1% | 0.1% | Not available | Partial |
| 2024 | +30.9% | +0.9% | 0.1% | No billing data | Verified |
| 2023 | +300.0% ! | +7.9% | 0.1% | No billing data | Verified |
| 2022 | base year | — | 0.4% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +423.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -21.1% | +77.5% | +42.6% | +300.0% | 2023 | -21.1% | 2026 |
| Assessment Ratio | 0.1% | 0.2% | — | 0.4% | 2022 | 0.1% | 2023 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$52 | $49 | ~$124,495 | $52 | 2025 | $47 | 2023 |
Market value changed by 300% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$3,704,482 | ~$3,704,482 | ~1.5801% | ~$58,536 | +42.6% |
| 2028 | ~$5,281,125 | ~$5,281,125 | ~1.5363% | ~$81,135 | +103.2% |
| 2029 | ~$7,528,794 | ~$7,528,794 | ~1.4925% | ~$112,366 | +189.7% |
| 2030 | ~$10,733,079 | ~$10,733,079 | ~1.4487% | ~$155,485 | +313.0% |
| 2031 | ~$15,301,122 | ~$15,301,122 | ~1.4048% | ~$214,954 | +488.8% |
| 2027 | ~$3,652,512 | ~$3,652,512 | ~1.6240% | ~$59,316 | +40.6% |
| 2028 | ~$5,133,985 | ~$5,133,985 | ~1.6240% | ~$83,374 | +97.6% |
| 2029 | ~$7,216,351 | ~$7,216,351 | ~1.6240% | ~$117,191 | +177.7% |
| 2030 | ~$10,143,332 | ~$10,143,332 | ~1.6240% | ~$164,724 | +290.3% |
| 2031 | ~$14,257,510 | ~$14,257,510 | ~1.6240% | ~$231,537 | +448.7% |
| 2027 | ~$3,756,453 | ~$3,756,453 | ~1.5582% | ~$58,534 | +44.6% |
| 2028 | ~$5,430,344 | ~$5,430,344 | ~1.4925% | ~$81,047 | +109.0% |
| 2029 | ~$7,850,127 | ~$7,850,127 | ~1.4267% | ~$112,001 | +202.1% |
| 2030 | ~$11,348,177 | ~$11,348,177 | ~1.3610% | ~$154,449 | +336.7% |
| 2031 | ~$16,404,971 | ~$16,404,971 | ~1.2953% | ~$212,487 | +531.3% |
In 2025, this property's market value of $3,293,250 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 6× the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $3,293,250 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $3,293,250 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $2,516,476 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $629,119 | $166,375 | $416,994 | $932,726 | ↑ Above median | +46.1% |
| 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 | 2022–2024 | 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 | 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 | — |