2022 FRANCES DR TX 78746
| Owner | FUN FRANCES 2022 LLC |
|---|---|
| Parcel ID | 0119110310 |
| Short ID | 473859 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 140,791 SF |
| Acres | 3.232 |
| Year Built | — |
| Legal | LOT 35 BLK A SUMMIT AT WEST RIM ON MOUNT LARSON BLK A THE |
| Neighborhood | M6300 |
| Land | $3,178,955 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,178,955 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,500,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,500,000 |
| Taxable Value | $1,500,000 |
|---|
Appreciation: Market value has risen +36.4% from $1,100,000 (2021) to $1,500,000 (2025), a CAGR of 8.1% over 4 years. 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 +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $21,028. Eanes ISD is the largest single contributor, at 59.4% 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 212% of market value ($3,178,955 land vs $0 improvements), about $23/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 $1,500,000, 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 +27.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $12,163,056 by 2031, with an estimated annual tax burden around $138,763. 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% | $12,483.00 | $12,483.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,637.68 | $5,637.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,770.35 | $1,770.35 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,137.00 | $1,137.00 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $21,028.03 | $21,028.03 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $12,483.00 | 59.4% |
| TCO Travis County | 0.3758% | $5,637.68 | 26.8% |
| THD Travis Central Health | 0.1180% | $1,770.35 | 8.4% |
| E09 Travis County ESD # 09 | 0.0758% | $1,137.00 | 5.4% |
| Total | 1.4019% | $21,028.03 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,657,781 | $1,500,000 | +143.9% |
| Assessed Value | $1,800,000 | $1,500,000 | +20.0% |
| Land Value | $3,657,781 | $3,178,955 | +15.1% |
| Improvement Value | — | — | — |
| Taxable Value | $1,800,000 | $1,500,000 | +20.0% |
| HS Cap Loss | -$1,857,781 | — | |
| Total Tax 2026 = estimate |
~$25,234
Estimated
|
~$21,028
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,657,781 | $3,657,781 | — | −$1,857,781 | $1,800,000 | $1,800,000 | Not yet — post-cert | Preliminary |
| 2025 | $1,500,000 | $3,178,955 | — | — | $1,500,000 | $1,500,000 | ~$21,028 | Partial |
| 2024 | $1,500,000 | $2,070,000 | — | — | $1,500,000 | $1,500,000 | $21,134 | Verified |
| 2023 | $1,500,000 | $2,070,000 | — | — | $1,500,000 | $1,500,000 | $20,503 | Verified |
| 2022 | $2,070,000 | $2,070,000 | — | — | $2,070,000 | $2,070,000 | $30,928 | Verified |
| 2021 | $1,100,000 | $1,100,000 | — | — | $1,100,000 | $1,100,000 | $17,717 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +143.9% ! | +20.0% | 49.2% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | -27.5% | -27.5% | ~100% | No billing data | Verified |
| 2022 | +88.2% ! | +88.2% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +143.9% | +40.9% | +27.2% | +143.9% | 2026 | -27.5% | 2023 |
| Assessment Ratio | 49.2% | 91.5% | — | 100.0% | 2021 | 49.2% | 2026 |
| Effective Tax Rate (2025) | 1.4000% | 1.4000% | — | 1.4000% | 2025 | 1.4000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,028 | $22,262 | ~$97,213 | $30,928 | 2022 | $17,717 | 2021 |
Market value changed by 88% 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 | ~$4,651,389 | ~$4,651,389 | ~1.3497% | ~$62,778 | +27.2% |
| 2028 | ~$5,914,904 | ~$5,914,904 | ~1.2975% | ~$76,744 | +61.7% |
| 2029 | ~$7,521,643 | ~$7,521,643 | ~1.2453% | ~$93,664 | +105.6% |
| 2030 | ~$9,564,840 | ~$9,564,840 | ~1.1931% | ~$114,114 | +161.5% |
| 2031 | ~$12,163,056 | ~$12,163,056 | ~1.1409% | ~$138,763 | +232.5% |
| 2027 | ~$4,578,234 | ~$4,578,234 | ~1.4019% | ~$64,181 | +25.2% |
| 2028 | ~$5,730,312 | ~$5,730,312 | ~1.4019% | ~$80,331 | +56.7% |
| 2029 | ~$7,172,301 | ~$7,172,301 | ~1.4019% | ~$100,546 | +96.1% |
| 2030 | ~$8,977,156 | ~$8,977,156 | ~1.4019% | ~$125,848 | +145.4% |
| 2031 | ~$11,236,189 | ~$11,236,189 | ~1.4019% | ~$157,517 | +207.2% |
| 2027 | ~$4,724,545 | ~$4,724,545 | ~1.3236% | ~$62,532 | +29.2% |
| 2028 | ~$6,102,423 | ~$6,102,423 | ~1.2453% | ~$75,991 | +66.8% |
| 2029 | ~$7,882,148 | ~$7,882,148 | ~1.1670% | ~$91,981 | +115.5% |
| 2030 | ~$10,180,917 | ~$10,180,917 | ~1.0887% | ~$110,835 | +178.3% |
| 2031 | ~$13,150,104 | ~$13,150,104 | ~1.0103% | ~$132,862 | +259.5% |
In 2025, this property's market value of $1,500,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 18× 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 | $1,500,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,500,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,500,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $2,070,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $1,100,000 | $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 | — |