2503 CAMINO ALTO TX 78746
| Owner | FOX MALCOLM J |
|---|---|
| Parcel ID | 0123110316 |
| Short ID | 121839 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 27,371 SF |
| Acres | 0.628 |
| Year Built | — |
| Legal | LOT 8 WESTLAKE HIGHLANDS SEC 5 PHS 2 REVISED |
| Neighborhood | M5700 |
| Land | $2,333,066 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,333,066 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,333,066 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,333,066 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,333,066 |
| Taxable Value | $2,333,066 |
|---|
Appreciation: Market value has risen +83.8% from $1,269,600 (2021) to $2,333,066 (2025), a CAGR of 16.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.4611% in 2025 (-0.0092% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $34,088. Eanes ISD is the largest single contributor, at 57.0% 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 100% of market value ($2,333,066 land vs $0 improvements), about $85/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 $2,333,066, 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 +5.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,191,468 by 2031, with an estimated annual tax burden around $25,803. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $19,415.78 | $19,415.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,768.71 | $8,768.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,753.55 | $2,753.55 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,768.46 | $1,768.46 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $1,381.18 | $1,381.18 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $34,087.68 | $34,087.68 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $19,415.78 | 57.0% |
| TCO Travis County | 0.3758% | $8,768.71 | 25.7% |
| THD Travis Central Health | 0.1180% | $2,753.55 | 8.1% |
| E09 Travis County ESD # 09 | 0.0758% | $1,768.46 | 5.2% |
| W10 WCID # 10 | 0.0592% | $1,381.18 | 4.1% |
| Total | 1.4611% | $34,087.68 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,668,019 | $2,333,066 | -28.5% |
| Assessed Value | $1,668,019 | $2,333,066 | -28.5% |
| Land Value | $1,668,019 | $2,333,066 | -28.5% |
| Improvement Value | — | — | — |
| Taxable Value | $1,668,019 | $2,333,066 | -28.5% |
| Total Tax 2026 = estimate |
~$24,371
Estimated
|
~$34,088
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,668,019 | $1,668,019 | — | — | $1,668,019 | $1,668,019 | Not yet — post-cert | Preliminary |
| 2025 | $2,333,066 | $2,333,066 | — | — | $2,333,066 | $2,333,066 | ~$34,088 | Partial |
| 2024 | $2,376,000 | $2,376,000 | — | — | $2,376,000 | $2,376,000 | $34,935 | Verified |
| 2023 | $2,050,000 | $2,376,000 | — | — | $2,050,000 | $2,050,000 | $29,320 | Verified |
| 2022 | $2,257,200 | $2,257,200 | — | — | $2,257,200 | $2,257,200 | $35,249 | Verified |
| 2021 | $1,269,600 | $1,269,600 | — | — | $1,269,600 | $1,269,600 | $21,431 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -28.5% | -28.5% | ~100% | Not available | Partial |
| 2025 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2024 | +15.9% | +15.9% | ~100% | No billing data | Verified |
| 2023 | -9.2% | -9.2% | ~100% | No billing data | Verified |
| 2022 | +77.8% ! | +77.8% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +83.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -28.5% | +10.8% | +5.6% | +77.8% | 2022 | -28.5% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4600% | 1.4600% | — | 1.4600% | 2025 | 1.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$34,088 | $31,004 | ~$25,317 | $35,249 | 2022 | $21,431 | 2021 |
Market value changed by 78% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,761,602 | ~$1,761,602 | ~1.4043% | ~$24,739 | +5.6% |
| 2028 | ~$1,860,436 | ~$1,860,436 | ~1.3476% | ~$25,071 | +11.5% |
| 2029 | ~$1,964,814 | ~$1,964,814 | ~1.2909% | ~$25,363 | +17.8% |
| 2030 | ~$2,075,049 | ~$2,075,049 | ~1.2342% | ~$25,609 | +24.4% |
| 2031 | ~$2,191,468 | ~$2,191,468 | ~1.1774% | ~$25,803 | +31.4% |
| 2027 | ~$1,728,242 | ~$1,728,242 | ~1.4611% | ~$25,251 | +3.6% |
| 2028 | ~$1,790,639 | ~$1,790,639 | ~1.4611% | ~$26,162 | +7.4% |
| 2029 | ~$1,855,288 | ~$1,855,288 | ~1.4611% | ~$27,107 | +11.2% |
| 2030 | ~$1,922,272 | ~$1,922,272 | ~1.4611% | ~$28,086 | +15.2% |
| 2031 | ~$1,991,675 | ~$1,991,675 | ~1.4611% | ~$29,100 | +19.4% |
| 2027 | ~$1,794,962 | ~$1,794,962 | ~1.3760% | ~$24,698 | +7.6% |
| 2028 | ~$1,931,567 | ~$1,931,567 | ~1.2909% | ~$24,934 | +15.8% |
| 2029 | ~$2,078,567 | ~$2,078,567 | ~1.2058% | ~$25,063 | +24.6% |
| 2030 | ~$2,236,755 | ~$2,236,755 | ~1.1207% | ~$25,067 | +34.1% |
| 2031 | ~$2,406,982 | ~$2,406,982 | ~1.0356% | ~$24,927 | +44.3% |
In 2025, this property's market value of $2,333,066 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 28× 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 | $2,333,066 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $2,376,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $2,050,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $2,257,200 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $1,269,600 | $8,000 | $22,000 | $81,900 | ↑ Top 25% | base yr |
| 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 | 2021–2024 | 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 | 2021, 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 | — |