MOREH PEAK PS
| Owner | WALTERS HOLDING COMPANY LLC |
|---|---|
| Parcel ID | 0118960147 |
| Short ID | 961930 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 964,462 SF |
| Acres | 22.141 |
| Year Built | — |
| Legal | PRESERVATION RANCH BLK A LOT 1 (1-d-1w) |
| Neighborhood | P5190 |
| Land | $2,737,859 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,737,859 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,737,859 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,737,859 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,068,403 |
| Net Appraised (assessed) | $669,456 |
| Taxable Value | $669,456 |
|---|
Appreciation: Market value has risen +43.0% from $1,914,754 (2022) to $2,737,859 (2025), a CAGR of 12.7% over 3 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 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 $10,872. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($669,456) is $2,068,403 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 ($2,737,859 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 $2,737,859, 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 +2.4% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,365,542 by 2031, with an estimated annual tax burden around $33,232. 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% | $6,960.33 | $6,960.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,516.12 | $2,516.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $790.11 | $790.11 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $605.18 | $605.18 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $10,871.74 | $10,871.74 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $6,960.33 | 64.0% |
| TCO Travis County | 0.3758% | $2,516.12 | 23.1% |
| THD Travis Central Health | 0.1180% | $790.11 | 7.3% |
| E06 Travis County ESD # 06 | 0.0904% | $605.18 | 5.6% |
| Total | 1.6240% | $10,871.74 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,103,395 | $2,737,859 | -23.2% |
| Assessed Value | $514,769 | $669,456 | -23.1% |
| Land Value | $2,103,395 | $2,737,859 | -23.2% |
| Improvement Value | — | — | — |
| Taxable Value | $514,769 | $669,456 | -23.1% |
| HS Cap Loss | -$1,588,626 | — | |
| Total Tax 2026 = estimate |
~$8,360
Estimated
|
~$10,872
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,103,395 | $2,103,395 | — | −$1,588,626 | $514,769 | $514,769 | Not yet — post-cert | Preliminary |
| 2025 | $2,737,859 | $2,737,859 | — | −$2,068,403 | $669,456 | $669,456 | ~$10,872 | Partial |
| 2024 | $2,737,859 | $2,737,859 | — | −$2,175,891 | $561,968 | $561,968 | $9,023 | Verified |
| 2023 | $1,914,754 | $2,036,972 | — | −$1,446,247 | $468,507 | $468,507 | $7,322 | Verified |
| 2022 | $1,914,754 | $2,036,972 | — | −$1,446,247 | $468,507 | $468,507 | $8,038 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -23.2% | -23.1% | 24.5% | Not available | Partial |
| 2025 | +0.0% | +19.1% | 24.4% | Not available | Partial |
| 2024 | +43.0% | +19.9% | 20.5% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | 24.5% | No billing data | Verified |
| 2022 | base year | — | 24.5% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +43.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.2% | +5.0% | +2.4% | +43.0% | 2024 | -23.2% | 2026 |
| Assessment Ratio | 24.5% | 23.7% | — | 24.5% | 2022 | 20.5% | 2024 |
| Effective Tax Rate (2025) | 0.4000% | 0.4000% | — | 0.4000% | 2025 | 0.4000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,872 | $8,814 | ~$33,657 | $10,872 | 2025 | $7,322 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,153,391 | ~$2,153,391 | ~1.5801% | ~$34,027 | +2.4% |
| 2028 | ~$2,204,574 | ~$2,204,574 | ~1.5363% | ~$33,869 | +4.8% |
| 2029 | ~$2,256,975 | ~$2,256,975 | ~1.4925% | ~$33,685 | +7.3% |
| 2030 | ~$2,310,621 | ~$2,310,621 | ~1.4487% | ~$33,473 | +9.9% |
| 2031 | ~$2,365,542 | ~$2,365,542 | ~1.4048% | ~$33,232 | +12.5% |
| 2027 | ~$2,111,323 | ~$2,111,323 | ~1.6240% | ~$34,287 | +0.4% |
| 2028 | ~$2,119,280 | ~$2,119,280 | ~1.6240% | ~$34,416 | +0.8% |
| 2029 | ~$2,127,268 | ~$2,127,268 | ~1.6240% | ~$34,546 | +1.1% |
| 2030 | ~$2,135,285 | ~$2,135,285 | ~1.6240% | ~$34,676 | +1.5% |
| 2031 | ~$2,143,333 | ~$2,143,333 | ~1.6240% | ~$34,807 | +1.9% |
| 2027 | ~$2,195,458 | ~$2,195,458 | ~1.5582% | ~$34,210 | +4.4% |
| 2028 | ~$2,291,551 | ~$2,291,551 | ~1.4925% | ~$34,201 | +8.9% |
| 2029 | ~$2,391,850 | ~$2,391,850 | ~1.4267% | ~$34,126 | +13.7% |
| 2030 | ~$2,496,539 | ~$2,496,539 | ~1.3610% | ~$33,978 | +18.7% |
| 2031 | ~$2,605,810 | ~$2,605,810 | ~1.2953% | ~$33,752 | +23.9% |
In 2025, this property's market value of $2,737,859 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 5× 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 | $2,737,859 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $2,737,859 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $1,914,754 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $1,914,754 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +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 | — |