17200 MORNING GROVE LN 78738
| Owner | DISTEL AUSTIN |
|---|---|
| Parcel ID | 0121860101 |
| Short ID | 953064 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,746 SF |
| Land SF | 30,945 SF |
| Acres | 0.710 |
| Year Built | 2022 |
| Legal | LOT 8 BLK D MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $532,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $532,800 |
| Improvement | $2,233,623 |
|---|---|
| Total Improvement | $2,233,623 |
| Market | $2,766,423 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,766,423 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,766,423 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $2,766,423 |
Appreciation: Market value has risen +1129.5% from $225,000 (2022) to $2,766,423 (2025), a CAGR of 130.8% 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 Land/Vacant parcel countywide rose +53.5%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $72,590. Lazy Nine MUD #1A is the largest single contributor, at 44.2% 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 19% of market value ($532,800 land vs $2,233,623 improvements), about $17/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,766,423, 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 +81.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $48,785,150 by 2031, with an estimated annual tax burden around $95,170. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,746 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 4,746 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 1,020 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 915 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 252 | BEDROOMS | 6 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| 447 | SPA CONCRETE | 1 SF | ✗ |
| 410 | OUTDOOR KITCHEN | 1 SF | ✓ |
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 |
|---|---|---|---|---|---|---|---|---|---|
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $27,664.23 | $27,664.23 | Paid |
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $21,554.42 | $21,554.42 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,317.97 | $8,317.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,612.01 | $2,612.01 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $2,500.82 | $2,500.82 | Paid |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $62,649.45 | $62,649.45 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| U5L Lazy Nine MUD #1A | 1.0000% | $27,664.23 | 44.2% |
| ILT Lake Travis ISD | 1.0397% | $21,554.42 | 34.4% |
| TCO Travis County | 0.3758% | $8,317.97 | 13.3% |
| THD Travis Central Health | 0.1180% | $2,612.01 | 4.2% |
| E06 Travis County ESD # 06 | 0.0904% | $2,500.82 | 4.0% |
| Total | 2.6240% | $62,649.45 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,457,262 | $2,766,423 | -11.2% |
| Assessed Value | $2,457,262 | $2,766,423 | -11.2% |
| Land Value | $284,725 | $532,800 | -46.6% |
| Improvement Value | $2,172,537 | $2,233,623 | -2.7% |
| Taxable Value | $2,457,262 | $2,766,423 | -11.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$64,478
Estimated
|
~$62,649
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,457,262 | $284,725 | $2,172,537 | — | $2,457,262 | $2,457,262 | Not yet — post-cert | Preliminary |
| 2025 | $2,766,423 | $532,800 | $2,233,623 | — | $2,766,423 | $2,766,423 | ~$62,649 | Partial |
| 2024 | $2,280,000 | $532,800 | $1,747,200 | — | $2,280,000 | $2,280,000 | $59,408 | Verified |
| 2023 | $369,408 | $461,760 | — | — | $369,408 | $369,408 | $9,466 | Verified |
| 2022 | $225,000 | $225,000 | — | — | $225,000 | $225,000 | $6,110 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -11.2% | -11.2% | ~100% | Not available | Partial |
| 2025 | +21.3% | +21.3% | ~100% | Not available | Partial |
| 2024 | +517.2% ! | +517.2% | ~100% | No billing data | Verified |
| 2023 | +64.2% | +64.2% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1129.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.2% | +147.9% | +81.8% | +517.2% | 2024 | -11.2% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 2.2600% | 2.2600% | — | 2.2600% | 2025 | 2.2600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$62,649 | $34,409 | ~$81,988 | $62,649 | 2025 | $6,110 | 2022 |
Market value changed by 517% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$4,467,028 | ~$2,702,988 | ~2.5801% | ~$69,741 | +81.8% |
| 2028 | ~$8,120,559 | ~$2,973,287 | ~2.5363% | ~$75,412 | +230.5% |
| 2029 | ~$14,762,271 | ~$3,270,616 | ~2.4925% | ~$81,520 | +500.8% |
| 2030 | ~$26,836,162 | ~$3,597,677 | ~2.4487% | ~$88,095 | +992.1% |
| 2031 | ~$48,785,150 | ~$3,957,445 | ~2.4048% | ~$95,170 | +1885.3% |
| 2027 | ~$4,417,883 | ~$2,702,988 | ~2.6240% | ~$70,926 | +79.8% |
| 2028 | ~$7,942,861 | ~$2,973,287 | ~2.6240% | ~$78,018 | +223.2% |
| 2029 | ~$14,280,378 | ~$3,270,616 | ~2.6240% | ~$85,820 | +481.1% |
| 2030 | ~$25,674,527 | ~$3,597,677 | ~2.6240% | ~$94,402 | +944.8% |
| 2031 | ~$46,159,937 | ~$3,957,445 | ~2.6240% | ~$103,842 | +1778.5% |
| 2027 | ~$4,516,174 | ~$2,702,988 | ~2.5582% | ~$69,149 | +83.8% |
| 2028 | ~$8,300,223 | ~$2,973,287 | ~2.4925% | ~$74,109 | +237.8% |
| 2029 | ~$15,254,885 | ~$3,270,616 | ~2.4267% | ~$79,369 | +520.8% |
| 2030 | ~$28,036,777 | ~$3,597,677 | ~2.3610% | ~$84,941 | +1041.0% |
| 2031 | ~$51,528,469 | ~$3,957,445 | ~2.2953% | ~$90,834 | +1997.0% |
In 2025, this property's market value of $2,766,423 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 33× 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 | $2,766,423 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $2,280,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $369,408 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $225,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 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 | — |