6321 MADRONE TREE LN 78738
| Owner | CLARK REALTORS LLC & |
|---|---|
| Parcel ID | 0121880402 |
| Short ID | 953033 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 32,304 SF |
| Acres | 0.742 |
| Year Built | — |
| Legal | LOT 67 BLK A MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $556,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $556,200 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $444,960 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $444,960 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $444,960 |
| Taxable Value | $444,960 |
|---|
Appreciation: Market value has risen +97.8% from $225,000 (2022) to $444,960 (2025), a CAGR of 25.5% 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 $11,676. 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 ($556,200 land vs $0 improvements), about $17/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 $444,960, 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 +6.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $402,976 by 2031, with an estimated annual tax burden around $9,691. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $4,626.25 | $4,626.25 | Paid |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $4,449.60 | $4,449.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,672.36 | $1,672.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $525.16 | $525.16 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $402.24 | $402.24 | Paid |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $11,675.61 | $11,675.61 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $4,626.25 | 39.6% |
| U5L Lazy Nine MUD #1A | 1.0000% | $4,449.60 | 38.1% |
| TCO Travis County | 0.3758% | $1,672.36 | 14.3% |
| THD Travis Central Health | 0.1180% | $525.16 | 4.5% |
| E06 Travis County ESD # 06 | 0.0904% | $402.24 | 3.4% |
| Total | 2.6240% | $11,675.61 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $291,521 | $444,960 | -34.5% |
| Assessed Value | $291,521 | $444,960 | -34.5% |
| Land Value | $291,521 | $556,200 | -47.6% |
| Improvement Value | — | — | — |
| Taxable Value | $291,521 | $444,960 | -34.5% |
| Total Tax 2026 = estimate |
~$7,649
Estimated
|
~$11,676
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $291,521 | $291,521 | — | — | $291,521 | $291,521 | Not yet — post-cert | Preliminary |
| 2025 | $444,960 | $556,200 | — | — | $444,960 | $444,960 | ~$11,676 | Partial |
| 2024 | $444,960 | $556,200 | — | — | $444,960 | $444,960 | $8,755 | Verified |
| 2023 | $385,632 | $482,040 | — | — | $385,632 | $385,632 | $7,175 | 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 | -34.5% | -34.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +15.4% | +15.4% | ~100% | No billing data | Verified |
| 2023 | +71.4% | +71.4% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +97.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -34.5% | +13.1% | +6.7% | +71.4% | 2023 | -34.5% | 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 |
$11,676 | $8,429 | ~$8,841 | $11,676 | 2025 | $6,110 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$311,022 | ~$311,022 | ~2.5801% | ~$8,025 | +6.7% |
| 2028 | ~$331,828 | ~$331,828 | ~2.5363% | ~$8,416 | +13.8% |
| 2029 | ~$354,026 | ~$354,026 | ~2.4925% | ~$8,824 | +21.4% |
| 2030 | ~$377,709 | ~$377,709 | ~2.4487% | ~$9,249 | +29.6% |
| 2031 | ~$402,976 | ~$402,976 | ~2.4048% | ~$9,691 | +38.2% |
| 2027 | ~$305,192 | ~$305,192 | ~2.6240% | ~$8,008 | +4.7% |
| 2028 | ~$319,504 | ~$319,504 | ~2.6240% | ~$8,384 | +9.6% |
| 2029 | ~$334,487 | ~$334,487 | ~2.6240% | ~$8,777 | +14.7% |
| 2030 | ~$350,173 | ~$350,173 | ~2.6240% | ~$9,188 | +20.1% |
| 2031 | ~$366,595 | ~$366,595 | ~2.6240% | ~$9,619 | +25.8% |
| 2027 | ~$316,853 | ~$316,853 | ~2.5582% | ~$8,106 | +8.7% |
| 2028 | ~$344,386 | ~$344,386 | ~2.4925% | ~$8,584 | +18.1% |
| 2029 | ~$374,311 | ~$374,311 | ~2.4267% | ~$9,084 | +28.4% |
| 2030 | ~$406,837 | ~$406,837 | ~2.3610% | ~$9,605 | +39.6% |
| 2031 | ~$442,190 | ~$442,190 | ~2.2953% | ~$10,149 | +51.7% |
In 2025, this property's market value of $444,960 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 | $444,960 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $444,960 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $385,632 | $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 | — |