6105 DUSK LIGHT CV 78738
| Owner | CLARK REALTORS LLC & |
|---|---|
| Parcel ID | 0121880116 |
| Short ID | 953026 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,469 SF |
| Land SF | 43,194 SF |
| Acres | 0.992 |
| Year Built | 2022 |
| Legal | LOT 49 BLK A MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $520,537 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $520,537 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $416,430 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $416,430 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $416,430 |
| Taxable Value | $416,430 |
|---|
Appreciation: Market value has risen +85.1% from $225,000 (2022) to $416,430 (2025), a CAGR of 22.8% 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 $10,927. 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 ($520,537 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 $416,430, 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 +10.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $545,730 by 2031, with an estimated annual tax burden around $13,124. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,469 SF | ✗ |
| 1ST | 1st Floor | 3,727 SF | ✓ |
| 2ND | 2nd Floor | 1,742 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 699 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 599 SF | ✓ |
| 031 | GARAGE DET 1ST F | 572 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $4,329.62 | $4,329.62 | Paid |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $4,164.30 | $4,164.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,565.13 | $1,565.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $491.48 | $491.48 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $376.45 | $376.45 | Paid |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $10,926.98 | $10,926.98 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $4,329.62 | 39.6% |
| U5L Lazy Nine MUD #1A | 1.0000% | $4,164.30 | 38.1% |
| TCO Travis County | 0.3758% | $1,565.13 | 14.3% |
| THD Travis Central Health | 0.1180% | $491.48 | 4.5% |
| E06 Travis County ESD # 06 | 0.0904% | $376.45 | 3.4% |
| Total | 2.6240% | $10,926.98 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $333,582 | $416,430 | -19.9% |
| Assessed Value | $333,582 | $416,430 | -19.9% |
| Land Value | $333,582 | $520,537 | -35.9% |
| Improvement Value | — | — | — |
| Taxable Value | $333,582 | $416,430 | -19.9% |
| Total Tax 2026 = estimate |
~$8,753
Estimated
|
~$10,927
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $333,582 | $333,582 | — | — | $333,582 | $333,582 | Not yet — post-cert | Preliminary |
| 2025 | $416,430 | $520,537 | — | — | $416,430 | $416,430 | ~$10,927 | Partial |
| 2024 | $416,430 | $520,537 | — | — | $416,430 | $416,430 | $10,851 | Verified |
| 2023 | $515,632 | $644,540 | — | — | $515,632 | $515,632 | $11,032 | 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 | -19.9% | -19.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -19.2% | -19.2% | ~100% | No billing data | Verified |
| 2023 | +129.2% ! | +129.2% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +85.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.9% | +22.5% | +10.3% | +129.2% | 2023 | -19.9% | 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
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,927 | $9,730 | ~$11,241 | $11,032 | 2023 | $6,110 | 2022 |
Market value changed by 129% 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 | ~$368,093 | ~$368,093 | ~2.5801% | ~$9,497 | +10.3% |
| 2028 | ~$406,174 | ~$406,174 | ~2.5363% | ~$10,302 | +21.8% |
| 2029 | ~$448,196 | ~$448,196 | ~2.4925% | ~$11,171 | +34.4% |
| 2030 | ~$494,564 | ~$494,564 | ~2.4487% | ~$12,110 | +48.3% |
| 2031 | ~$545,730 | ~$545,730 | ~2.4048% | ~$13,124 | +63.6% |
| 2027 | ~$361,421 | ~$361,421 | ~2.6240% | ~$9,484 | +8.3% |
| 2028 | ~$391,584 | ~$391,584 | ~2.6240% | ~$10,275 | +17.4% |
| 2029 | ~$424,264 | ~$424,264 | ~2.6240% | ~$11,133 | +27.2% |
| 2030 | ~$459,672 | ~$459,672 | ~2.6240% | ~$12,062 | +37.8% |
| 2031 | ~$498,034 | ~$498,034 | ~2.6240% | ~$13,068 | +49.3% |
| 2027 | ~$374,765 | ~$374,765 | ~2.5582% | ~$9,587 | +12.3% |
| 2028 | ~$421,032 | ~$421,032 | ~2.4925% | ~$10,494 | +26.2% |
| 2029 | ~$473,011 | ~$473,011 | ~2.4267% | ~$11,479 | +41.8% |
| 2030 | ~$531,407 | ~$531,407 | ~2.3610% | ~$12,547 | +59.3% |
| 2031 | ~$597,012 | ~$597,012 | ~2.2953% | ~$13,703 | +79.0% |
In 2025, this property's market value of $416,430 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $416,430 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $416,430 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $515,632 | $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 | — |