6112 DUSK LIGHT CV 78738
| Owner | MADRONE CANYON LLC |
|---|---|
| Parcel ID | 0121880114 |
| Short ID | 953024 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 53,313 SF |
| Acres | 1.224 |
| Year Built | — |
| Legal | LOT 47 BLK A MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $664,655 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $664,655 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $531,724 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $531,724 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $531,724 |
| Taxable Value | $531,724 |
|---|
Appreciation: Market value has risen +136.3% from $225,000 (2022) to $531,724 (2025), a CAGR of 33.2% 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 $13,952. 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 ($664,655 land vs $0 improvements), about $12/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 $531,724, 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 +7.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $444,366 by 2031, with an estimated annual tax burden around $10,686. 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.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +167 |
| Lake Travis ISD | 1.0656% | 1.0397% | -138 |
| Travis Central Health | 0.1080% | 0.1180% | +53 |
| Travis County ESD # 06 | 0.0876% | 0.0904% | +15 |
| 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% | $5,528.33 | $3,742.92 | $1,785.41 |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $5,317.24 | $3,600.00 | $1,717.24 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,998.46 | $1,353.04 | $645.42 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $627.56 | $424.89 | $202.67 |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $480.67 | $325.43 | $155.24 |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $13,952.26 | $9,446.28 | $4,505.98 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $5,528.33 | 39.6% |
| U5L Lazy Nine MUD #1A | 1.0000% | $5,317.24 | 38.1% |
| TCO Travis County | 0.3758% | $1,998.46 | 14.3% |
| THD Travis Central Health | 0.1180% | $627.56 | 4.5% |
| E06 Travis County ESD # 06 | 0.0904% | $480.67 | 3.4% |
| Total | 2.6240% | $13,952.26 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $304,468 | $531,724 | -42.7% |
| Assessed Value | $304,468 | $531,724 | -42.7% |
| Land Value | $380,585 | $664,655 | -42.7% |
| Improvement Value | — | — | — |
| Taxable Value | $304,468 | $531,724 | -42.7% |
| Total Tax 2026 = estimate |
~$7,989
Estimated
|
$13,952 | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $304,468 | $380,585 | — | — | $304,468 | $304,468 | Not yet — post-cert | Preliminary |
| 2025 | $531,724 | $664,655 | — | — | $531,724 | $531,724 | $13,952 | Verified |
| 2024 | $531,724 | $664,655 | — | — | $531,724 | $531,724 | $13,855 | Verified |
| 2023 | $668,250 | $835,312 | — | — | $668,250 | $668,250 | $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 | -42.7% | -42.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 2.6200% | Verified |
| 2024 | -20.4% | -20.4% | ~100% | No billing data | Verified |
| 2023 | +197.0% ! | +197.0% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +136.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -42.7% | +33.5% | +7.9% | +197.0% | 2023 | -42.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2022 | 100.0% | 2022 |
| Effective Tax Rate (2025) | 2.6200% | 2.6200% | — | 2.6200% | 2025 | 2.6200% | 2025 |
| Tax Amount | $13,952 | $10,465 | ~$9,550 | $13,952 | 2025 | $6,110 | 2022 |
Market value changed by 197% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$328,384 | ~$328,384 | ~2.5801% | ~$8,473 | +7.9% |
| 2028 | ~$354,178 | ~$354,178 | ~2.5363% | ~$8,983 | +16.3% |
| 2029 | ~$381,998 | ~$381,998 | ~2.4925% | ~$9,521 | +25.5% |
| 2030 | ~$412,003 | ~$412,003 | ~2.4487% | ~$10,089 | +35.3% |
| 2031 | ~$444,366 | ~$444,366 | ~2.4048% | ~$10,686 | +45.9% |
| 2027 | ~$322,294 | ~$322,294 | ~2.6240% | ~$8,457 | +5.9% |
| 2028 | ~$341,164 | ~$341,164 | ~2.6240% | ~$8,952 | +12.1% |
| 2029 | ~$361,139 | ~$361,139 | ~2.6240% | ~$9,476 | +18.6% |
| 2030 | ~$382,283 | ~$382,283 | ~2.6240% | ~$10,031 | +25.6% |
| 2031 | ~$404,665 | ~$404,665 | ~2.6240% | ~$10,618 | +32.9% |
| 2027 | ~$334,473 | ~$334,473 | ~2.5582% | ~$8,557 | +9.9% |
| 2028 | ~$367,435 | ~$367,435 | ~2.4925% | ~$9,158 | +20.7% |
| 2029 | ~$403,645 | ~$403,645 | ~2.4267% | ~$9,795 | +32.6% |
| 2030 | ~$443,424 | ~$443,424 | ~2.3610% | ~$10,469 | +45.6% |
| 2031 | ~$487,123 | ~$487,123 | ~2.2953% | ~$11,181 | +60.0% |
In 2025, this property's market value of $531,724 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 | $531,724 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $531,724 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $668,250 | $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 |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |