5809 MADRONE TREE LN 78738
| Owner | MADRONE CANYON LLC |
|---|---|
| Parcel ID | 0123860103 |
| Short ID | 953081 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 32,265 SF |
| Acres | 0.741 |
| Year Built | — |
| Legal | LOT 6 BLK B MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $472,196 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $472,196 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $377,757 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $377,757 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $377,757 |
| Taxable Value | $377,757 |
|---|
Appreciation: Market value has risen +67.9% from $225,000 (2022) to $377,757 (2025), a CAGR of 18.9% over 3 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $9,912. 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 ($472,196 land vs $0 improvements), about $15/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 $377,757, 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 -3.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $168,953 by 2031, with an estimated annual tax burden around $4,063. 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% | +119 |
| Lake Travis ISD | 1.0656% | 1.0397% | -98 |
| Travis Central Health | 0.1080% | 0.1180% | +38 |
| Travis County ESD # 06 | 0.0876% | 0.0904% | +11 |
| 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% | $3,927.54 | $2,079.40 | $1,848.14 |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $3,777.57 | $2,000.00 | $1,777.57 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,419.78 | $751.68 | $668.10 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $445.84 | $236.05 | $209.79 |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $341.49 | $180.80 | $160.69 |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $9,912.22 | $5,247.93 | $4,664.29 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $3,927.54 | 39.6% |
| U5L Lazy Nine MUD #1A | 1.0000% | $3,777.57 | 38.1% |
| TCO Travis County | 0.3758% | $1,419.78 | 14.3% |
| THD Travis Central Health | 0.1180% | $445.84 | 4.5% |
| E06 Travis County ESD # 06 | 0.0904% | $341.49 | 3.4% |
| Total | 2.6240% | $9,912.22 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $198,101 | $377,757 | -47.6% |
| Assessed Value | $198,101 | $377,757 | -47.6% |
| Land Value | $247,626 | $472,196 | -47.6% |
| Improvement Value | — | — | — |
| Taxable Value | $198,101 | $377,757 | -47.6% |
| Total Tax 2026 = estimate |
~$5,198
Estimated
|
$9,912 | ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $198,101 | $247,626 | — | — | $198,101 | $198,101 | Not yet — post-cert | Preliminary |
| 2025 | $377,757 | $472,196 | — | — | $377,757 | $377,757 | $9,912 | Verified |
| 2024 | $377,757 | $472,196 | — | — | $377,757 | $377,757 | $9,843 | Verified |
| 2023 | $327,390 | $409,237 | — | — | $327,390 | $327,390 | $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 | -47.6% | -47.6% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 2.6200% | Verified |
| 2024 | +15.4% | +15.4% | ~100% | No billing data | Verified |
| 2023 | +45.5% | +45.5% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +67.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -47.6% | +3.3% | -3.1% | +45.5% | 2023 | -47.6% | 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 | $9,912 | $8,452 | ~$4,498 | $9,912 | 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 | ~$191,895 | ~$191,895 | ~2.5801% | ~$4,951 | -3.1% |
| 2028 | ~$185,883 | ~$185,883 | ~2.5363% | ~$4,715 | -6.2% |
| 2029 | ~$180,059 | ~$180,059 | ~2.4925% | ~$4,488 | -9.1% |
| 2030 | ~$174,418 | ~$174,418 | ~2.4487% | ~$4,271 | -12.0% |
| 2031 | ~$168,953 | ~$168,953 | ~2.4048% | ~$4,063 | -14.7% |
| 2027 | ~$188,196 | ~$188,196 | ~2.6240% | ~$4,938 | -5.0% |
| 2028 | ~$178,786 | ~$178,786 | ~2.6240% | ~$4,691 | -9.8% |
| 2029 | ~$169,847 | ~$169,847 | ~2.6240% | ~$4,457 | -14.3% |
| 2030 | ~$161,355 | ~$161,355 | ~2.6240% | ~$4,234 | -18.5% |
| 2031 | ~$153,287 | ~$153,287 | ~2.6240% | ~$4,022 | -22.6% |
| 2027 | ~$195,857 | ~$195,857 | ~2.5582% | ~$5,010 | -1.1% |
| 2028 | ~$193,638 | ~$193,638 | ~2.4925% | ~$4,826 | -2.3% |
| 2029 | ~$191,444 | ~$191,444 | ~2.4267% | ~$4,646 | -3.4% |
| 2030 | ~$189,275 | ~$189,275 | ~2.3610% | ~$4,469 | -4.5% |
| 2031 | ~$187,130 | ~$187,130 | ~2.2953% | ~$4,295 | -5.5% |
In 2025, this property's market value of $377,757 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $377,757 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $377,757 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $327,390 | $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 | — |