1701 MOUNT LARSON RD TX 78746
| Owner | SOSTENUTO LLC |
|---|---|
| Parcel ID | 0121110258 |
| Short ID | 473945 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 73,877 SF |
| Acres | 1.696 |
| Year Built | — |
| Legal | LOT 1 HERNDON WILLIAM M SUBD |
| Neighborhood | M6300 |
| Land | $2,687,366 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,687,366 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,687,366 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,687,366 |
| Value Limitation Adjustment (−) (homestead cap) | −$311,366 |
| Net Appraised (assessed) | $2,376,000 |
| Taxable Value | $2,376,000 |
|---|
Appreciation: Market value has risen +62.9% from $1,650,000 (2021) to $2,687,366 (2025), a CAGR of 13.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $33,308. Eanes ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($2,376,000) is $311,366 below market value, suggesting potential for an upward assessment in future years.
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 ($2,687,366 land vs $0 improvements), about $36/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 $2,687,366, 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 +15.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $6,716,824 by 2031, with an estimated annual tax burden around $76,629. 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% | $19,773.07 | $19,773.07 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,930.08 | $8,930.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,804.23 | $2,804.23 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,801.01 | $1,801.01 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $33,308.39 | $33,308.39 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $19,773.07 | 59.4% |
| TCO Travis County | 0.3758% | $8,930.08 | 26.8% |
| THD Travis Central Health | 0.1180% | $2,804.23 | 8.4% |
| E09 Travis County ESD # 09 | 0.0758% | $1,801.01 | 5.4% |
| Total | 1.4019% | $33,308.39 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,329,078 | $2,687,366 | +23.9% |
| Assessed Value | $2,851,200 | $2,376,000 | +20.0% |
| Land Value | $3,329,078 | $2,687,366 | +23.9% |
| Improvement Value | — | — | — |
| Taxable Value | $2,851,200 | $2,376,000 | +20.0% |
| HS Cap Loss | -$477,878 | — | |
| Total Tax 2026 = estimate |
~$39,970
Estimated
|
~$33,308
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,329,078 | $3,329,078 | — | −$477,878 | $2,851,200 | $2,851,200 | Not yet — post-cert | Preliminary |
| 2025 | $2,687,366 | $2,687,366 | — | −$311,366 | $2,376,000 | $2,376,000 | ~$33,308 | Partial |
| 2024 | $1,980,000 | $1,980,000 | — | — | $1,980,000 | $1,980,000 | $27,896 | Verified |
| 2023 | $1,980,000 | $1,980,000 | — | — | $1,980,000 | $1,980,000 | $27,064 | Verified |
| 2022 | $1,980,000 | $1,980,000 | — | — | $1,980,000 | $1,980,000 | $29,584 | Verified |
| 2021 | $1,650,000 | $1,650,000 | — | — | $1,650,000 | $1,650,000 | $26,576 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +23.9% | +20.0% | 85.6% | Not available | Partial |
| 2025 | +35.7% | +20.0% | 88.4% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +20.0% | +20.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +62.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +23.9% | +15.9% | +15.1% | +35.7% | 2025 | +0.0% | 2023 |
| Assessment Ratio | 85.6% | 95.7% | — | 100.0% | 2021 | 85.6% | 2026 |
| Effective Tax Rate (2025) | 1.2400% | 1.2400% | — | 1.2400% | 2025 | 1.2400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$33,308 | $28,886 | ~$63,667 | $33,308 | 2025 | $26,576 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$3,830,822 | ~$3,830,822 | ~1.3497% | ~$51,703 | +15.1% |
| 2028 | ~$4,408,187 | ~$4,408,187 | ~1.2975% | ~$57,195 | +32.4% |
| 2029 | ~$5,072,569 | ~$5,072,569 | ~1.2453% | ~$63,167 | +52.4% |
| 2030 | ~$5,837,085 | ~$5,837,085 | ~1.1931% | ~$69,640 | +75.3% |
| 2031 | ~$6,716,824 | ~$6,716,824 | ~1.1409% | ~$76,629 | +101.8% |
| 2027 | ~$3,764,240 | ~$3,764,240 | ~1.4019% | ~$52,770 | +13.1% |
| 2028 | ~$4,256,285 | ~$4,256,285 | ~1.4019% | ~$59,667 | +27.9% |
| 2029 | ~$4,812,648 | ~$4,812,648 | ~1.4019% | ~$67,467 | +44.6% |
| 2030 | ~$5,441,737 | ~$5,441,737 | ~1.4019% | ~$76,286 | +63.5% |
| 2031 | ~$6,153,057 | ~$6,153,057 | ~1.4019% | ~$86,258 | +84.8% |
| 2027 | ~$3,897,404 | ~$3,897,404 | ~1.3236% | ~$51,585 | +17.1% |
| 2028 | ~$4,562,751 | ~$4,562,751 | ~1.2453% | ~$56,818 | +37.1% |
| 2029 | ~$5,341,684 | ~$5,341,684 | ~1.1670% | ~$62,335 | +60.5% |
| 2030 | ~$6,253,593 | ~$6,253,593 | ~1.0887% | ~$68,080 | +87.8% |
| 2031 | ~$7,321,179 | ~$7,321,179 | ~1.0103% | ~$73,969 | +119.9% |
In 2025, this property's market value of $2,687,366 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 32× 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 | $2,687,366 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,980,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,980,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $1,980,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $1,650,000 | $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 | — |