6312 MADRONE TREE LN 78738
| Owner | MADRONE HOLDING A 3 LLC |
|---|---|
| Parcel ID | 0121880109 |
| Short ID | 953019 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 46,073 SF |
| Acres | 1.058 |
| Year Built | — |
| Legal | LOT 42 BLK A MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $580,551 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $580,551 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $464,441 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $464,441 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $464,441 |
| Taxable Value | $464,441 |
|---|
| Total Due | $11,949.55 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +106.4% from $225,000 (2022) to $464,441 (2025), a CAGR of 27.3% 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 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 $12,187. Lake Travis ISD is the largest single contributor, at 39.6% 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 125% of market value ($580,551 land vs $0 improvements), about $13/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 $464,441, 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 +6.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $390,470 by 2031, with an estimated annual tax burden around $9,390. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $11,949.55 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +124 |
| Lake Travis ISD | 1.0656% | 1.0397% | -103 |
| Travis Central Health | 0.1080% | 0.1180% | +40 |
| Travis County ESD # 06 | 0.0876% | 0.0904% | +11 |
| Lazy Nine MUD #1A | 1.0000% | 1.0000% | +0 |
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% | $4,117.21 | $— | $4,117.21 |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $3,960.00 | $— | $3,960.00 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,488.35 | $— | $1,488.35 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $467.37 | $— | $467.37 |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $357.98 | $— | $357.98 |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $10,390.91 | $0.00 | $10,390.91 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $4,117.21 | 39.6% |
| U5L Lazy Nine MUD #1A | 1.0000% | $3,960.00 | 38.1% |
| TCO Travis County | 0.3758% | $1,488.35 | 14.3% |
| THD Travis Central Health | 0.1180% | $467.37 | 4.5% |
| E06 Travis County ESD # 06 | 0.0904% | $357.98 | 3.4% |
| Total | 2.6240% | $10,390.91 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $287,465 | $464,441 | -38.1% |
| Assessed Value | $287,465 | $464,441 | -38.1% |
| Land Value | $359,331 | $580,551 | -38.1% |
| Improvement Value | — | — | — |
| Taxable Value | $287,465 | $464,441 | -38.1% |
| Total Tax 2026 = estimate |
~$7,543
Estimated
|
$10,391 | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $287,465 | $359,331 | — | — | $287,465 | $287,465 | Not yet — post-cert | Preliminary |
| 2025 | $464,441 | $580,551 | — | — | $464,441 | $464,441 | $10,391 | Verified |
| 2024 | $464,441 | $580,551 | — | — | $464,441 | $464,441 | $12,102 | Verified |
| 2023 | $577,504 | $721,880 | — | — | $577,504 | $577,504 | $7,944 | 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 | -38.1% | -38.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 2.2400% | Verified |
| 2024 | -19.6% | -19.6% | ~100% | No billing data | Verified |
| 2023 | +156.7% ! | +156.7% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +106.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -38.1% | +24.7% | +6.3% | +156.7% | 2023 | -38.1% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 2.2400% | 2.2400% | — | 2.2400% | 2025 | 2.2400% | 2025 |
| Tax Amount | $10,391 | $9,137 | ~$8,624 | $12,102 | 2024 | $6,110 | 2022 |
Market value changed by 157% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$305,623 | ~$305,623 | ~2.5801% | ~$7,885 | +6.3% |
| 2028 | ~$324,927 | ~$324,927 | ~2.5363% | ~$8,241 | +13.0% |
| 2029 | ~$345,451 | ~$345,451 | ~2.4925% | ~$8,610 | +20.2% |
| 2030 | ~$367,272 | ~$367,272 | ~2.4487% | ~$8,993 | +27.8% |
| 2031 | ~$390,470 | ~$390,470 | ~2.4048% | ~$9,390 | +35.8% |
| 2027 | ~$299,873 | ~$299,873 | ~2.6240% | ~$7,869 | +4.3% |
| 2028 | ~$312,817 | ~$312,817 | ~2.6240% | ~$8,208 | +8.8% |
| 2029 | ~$326,320 | ~$326,320 | ~2.6240% | ~$8,563 | +13.5% |
| 2030 | ~$340,406 | ~$340,406 | ~2.6240% | ~$8,932 | +18.4% |
| 2031 | ~$355,099 | ~$355,099 | ~2.6240% | ~$9,318 | +23.5% |
| 2027 | ~$311,372 | ~$311,372 | ~2.5582% | ~$7,966 | +8.3% |
| 2028 | ~$337,267 | ~$337,267 | ~2.4925% | ~$8,406 | +17.3% |
| 2029 | ~$365,316 | ~$365,316 | ~2.4267% | ~$8,865 | +27.1% |
| 2030 | ~$395,697 | ~$395,697 | ~2.3610% | ~$9,342 | +37.7% |
| 2031 | ~$428,606 | ~$428,606 | ~2.2953% | ~$9,838 | +49.1% |
In 2025, this property's market value of $464,441 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $464,441 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $464,441 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $577,504 | $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 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2022, 2023, 2024 | Verified |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |