5709 MADRONE TREE LN 78738
| Owner | JOHN JOBBY & SHAMILA MULACEK |
|---|---|
| Parcel ID | 0123860106 |
| Short ID | 953084 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 55,278 SF |
| Acres | 1.269 |
| Year Built | — |
| Legal | LOT 3 BLK B MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $621,702 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $621,702 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $621,702 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $621,702 |
| Value Limitation Adjustment (−) (homestead cap) | −$9,702 |
| Net Appraised (assessed) | $612,000 |
| Taxable Value | $612,000 |
|---|
Appreciation: Market value has risen +176.3% from $225,000 (2022) to $621,702 (2025), a CAGR of 40.3% 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 $16,059. Lake Travis ISD is the largest single contributor, at 39.6% of the total 2025 levy.
Assessment Gap: Assessed value ($612,000) is $9,702 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 ($621,702 land vs $0 improvements), about $11/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 $621,702, 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 +11.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $599,612 by 2031, with an estimated annual tax burden around $14,420. 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% | $6,362.96 | $6,362.96 | Paid |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $6,120.00 | $6,120.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,300.17 | $2,300.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $722.30 | $722.30 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $553.24 | $553.24 | Paid |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $16,058.67 | $16,058.67 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $6,362.96 | 39.6% |
| U5L Lazy Nine MUD #1A | 1.0000% | $6,120.00 | 38.1% |
| TCO Travis County | 0.3758% | $2,300.17 | 14.3% |
| THD Travis Central Health | 0.1180% | $722.30 | 4.5% |
| E06 Travis County ESD # 06 | 0.0904% | $553.24 | 3.4% |
| Total | 2.6240% | $16,058.67 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $347,838 | $621,702 | -44.1% |
| Assessed Value | $347,838 | $612,000 | -43.2% |
| Land Value | $347,838 | $621,702 | -44.1% |
| Improvement Value | — | — | — |
| Taxable Value | $347,838 | $612,000 | -43.2% |
| Total Tax 2026 = estimate |
~$9,127
Estimated
|
~$16,059
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $347,838 | $347,838 | — | — | $347,838 | $347,838 | Not yet — post-cert | Preliminary |
| 2025 | $621,702 | $621,702 | — | −$9,702 | $612,000 | $612,000 | ~$16,059 | Partial |
| 2024 | $510,000 | $621,702 | — | — | $510,000 | $510,000 | $13,289 | Verified |
| 2023 | $783,607 | $783,607 | — | — | $783,607 | $783,607 | $20,080 | 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 | -44.1% | -43.2% | ~100% | Not available | Partial |
| 2025 | +21.9% | +20.0% | 98.4% | Not available | Partial |
| 2024 | -34.9% | -34.9% | ~100% | No billing data | Verified |
| 2023 | +248.3% ! | +248.3% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +176.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -44.1% | +47.8% | +11.5% | +248.3% | 2023 | -44.1% | 2026 |
| Assessment Ratio | 100.0% | 99.7% | — | 100.0% | 2022 | 98.4% | 2025 |
| Effective Tax Rate (2025) | 2.5800% | 2.5800% | — | 2.5800% | 2025 | 2.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,059 | $13,884 | ~$12,117 | $20,080 | 2023 | $6,110 | 2022 |
Market value changed by 248% 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 | ~$387,861 | ~$387,861 | ~2.5801% | ~$10,007 | +11.5% |
| 2028 | ~$432,488 | ~$432,488 | ~2.5363% | ~$10,969 | +24.3% |
| 2029 | ~$482,251 | ~$482,251 | ~2.4925% | ~$12,020 | +38.6% |
| 2030 | ~$537,739 | ~$537,739 | ~2.4487% | ~$13,167 | +54.6% |
| 2031 | ~$599,612 | ~$599,612 | ~2.4048% | ~$14,420 | +72.4% |
| 2027 | ~$380,904 | ~$380,904 | ~2.6240% | ~$9,995 | +9.5% |
| 2028 | ~$417,113 | ~$417,113 | ~2.6240% | ~$10,945 | +19.9% |
| 2029 | ~$456,764 | ~$456,764 | ~2.6240% | ~$11,985 | +31.3% |
| 2030 | ~$500,185 | ~$500,185 | ~2.6240% | ~$13,125 | +43.8% |
| 2031 | ~$547,733 | ~$547,733 | ~2.6240% | ~$14,372 | +57.5% |
| 2027 | ~$394,817 | ~$394,817 | ~2.5582% | ~$10,100 | +13.5% |
| 2028 | ~$448,142 | ~$448,142 | ~2.4925% | ~$11,170 | +28.8% |
| 2029 | ~$508,668 | ~$508,668 | ~2.4267% | ~$12,344 | +46.2% |
| 2030 | ~$577,369 | ~$577,369 | ~2.3610% | ~$13,632 | +66.0% |
| 2031 | ~$655,350 | ~$655,350 | ~2.2953% | ~$15,042 | +88.4% |
In 2025, this property's market value of $621,702 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× 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 | $621,702 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $510,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $783,607 | $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 | — |