4315 DUNNING LN TX 78746
| Owner | BAB V LLC |
|---|---|
| Parcel ID | 0123110360 |
| Short ID | 121874 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 453,982 SF |
| Acres | 10.422 |
| Year Built | — |
| Legal | LOT 3 BLK D * RESUB OF LOT 24 WEST RIM |
| Neighborhood | M6300 |
| Land | $2,934,175 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,934,175 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,934,175 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,934,175 |
| Value Limitation Adjustment (−) (homestead cap) | −$978,007 |
| Net Appraised (assessed) | $1,956,168 |
| Taxable Value | $1,956,168 |
|---|
Appreciation: Market value has risen +80.0% from $1,630,125 (2021) to $2,934,175 (2025), a CAGR of 15.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 $28,581. Eanes ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Assessment Gap: Assessed value ($1,956,168) is $978,007 below market value, suggesting potential for an upward assessment in future years.
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 ($2,934,175 land vs $0 improvements), about $6/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 $2,934,175, 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 +25.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $15,972,837 by 2031, with an estimated annual tax burden around $188,069. 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% | $16,279.23 | $16,279.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,352.16 | $7,352.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,308.73 | $2,308.73 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,482.78 | $1,482.78 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $1,158.05 | $1,158.05 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $28,580.95 | $28,580.95 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $16,279.23 | 57.0% |
| TCO Travis County | 0.3758% | $7,352.16 | 25.7% |
| THD Travis Central Health | 0.1180% | $2,308.73 | 8.1% |
| E09 Travis County ESD # 09 | 0.0758% | $1,482.78 | 5.2% |
| W10 WCID # 10 | 0.0592% | $1,158.05 | 4.1% |
| Total | 1.4611% | $28,580.95 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,102,717 | $2,934,175 | +73.9% |
| Assessed Value | $2,347,402 | $1,956,168 | +20.0% |
| Land Value | $5,102,717 | $2,934,175 | +73.9% |
| Improvement Value | — | — | — |
| Taxable Value | $2,347,402 | $1,956,168 | +20.0% |
| HS Cap Loss | -$2,755,315 | — | |
| Total Tax 2026 = estimate |
~$34,297
Estimated
|
~$28,581
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $5,102,717 | $5,102,717 | — | −$2,755,315 | $2,347,402 | $2,347,402 | Not yet — post-cert | Preliminary |
| 2025 | $2,934,175 | $2,934,175 | — | −$978,007 | $1,956,168 | $1,956,168 | ~$28,581 | Partial |
| 2024 | $1,630,140 | $1,630,140 | — | — | $1,630,140 | $1,630,140 | $23,968 | Verified |
| 2023 | $1,630,140 | $1,630,140 | — | — | $1,630,140 | $1,630,140 | $22,282 | Verified |
| 2022 | $1,630,140 | $1,630,140 | — | — | $1,630,140 | $1,630,140 | $24,356 | Verified |
| 2021 | $1,630,125 | $1,630,125 | — | — | $1,630,125 | $1,630,125 | $26,256 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +73.9% | +20.0% | 46.0% | Not available | Partial |
| 2025 | +80.0% ! | +20.0% | 66.7% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +80.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +73.9% | +30.8% | +25.6% | +80.0% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 46.0% | 85.5% | — | 100.0% | 2021 | 46.0% | 2026 |
| Effective Tax Rate (2025) | 0.9700% | 0.9700% | — | 0.9700% | 2025 | 0.9700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$28,581 | $25,089 | ~$134,835 | $28,581 | 2025 | $22,282 | 2023 |
Market value changed by 80% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$6,410,879 | ~$6,410,879 | ~1.4043% | ~$90,031 | +25.6% |
| 2028 | ~$8,054,410 | ~$8,054,410 | ~1.3476% | ~$108,542 | +57.8% |
| 2029 | ~$10,119,285 | ~$10,119,285 | ~1.2909% | ~$130,628 | +98.3% |
| 2030 | ~$12,713,524 | ~$12,713,524 | ~1.2342% | ~$156,905 | +149.2% |
| 2031 | ~$15,972,837 | ~$15,972,837 | ~1.1774% | ~$188,069 | +213.0% |
| 2027 | ~$6,308,825 | ~$6,308,825 | ~1.4611% | ~$92,176 | +23.6% |
| 2028 | ~$7,800,016 | ~$7,800,016 | ~1.4611% | ~$113,964 | +52.9% |
| 2029 | ~$9,643,673 | ~$9,643,673 | ~1.4611% | ~$140,901 | +89.0% |
| 2030 | ~$11,923,107 | ~$11,923,107 | ~1.4611% | ~$174,205 | +133.7% |
| 2031 | ~$14,741,322 | ~$14,741,322 | ~1.4611% | ~$215,381 | +188.9% |
| 2027 | ~$6,512,934 | ~$6,512,934 | ~1.3760% | ~$89,616 | +27.6% |
| 2028 | ~$8,312,886 | ~$8,312,886 | ~1.2909% | ~$107,310 | +62.9% |
| 2029 | ~$10,610,283 | ~$10,610,283 | ~1.2058% | ~$127,938 | +107.9% |
| 2030 | ~$13,542,603 | ~$13,542,603 | ~1.1207% | ~$151,772 | +165.4% |
| 2031 | ~$17,285,316 | ~$17,285,316 | ~1.0356% | ~$179,008 | +238.7% |
In 2025, this property's market value of $2,934,175 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 35× 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 | $2,934,175 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,630,140 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,630,140 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $1,630,140 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $1,630,125 | $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 | — |