LOT 84 BLK A MADRONE CANYON (OPEN SPACE)
| Owner | MADRONE CANYON RESIDENTIAL |
|---|---|
| Parcel ID | 0123860806 |
| Short ID | 953270 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 374,681 SF |
| Acres | 8.601 |
| Year Built | — |
| Legal | LOT 84 BLK A MADRONE CANYON (OPEN SPACE) |
| Neighborhood | P5180 |
| Land | $16,844 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $16,844 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $16,844 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $16,844 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $16,844 |
| Taxable Value | $16,844 |
|---|
Appreciation: Market value has risen +648.6% from $2,250 (2022) to $16,844 (2025), a CAGR of 95.6% 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 $442. 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 100% of market value ($16,844 land vs $0 improvements), about $0/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 $16,844, this parcel sits in the bottom quartile (<25th 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 +18.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $10,501 by 2031, with an estimated annual tax burden around $253. 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% | $175.13 | $175.13 | Paid |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $168.44 | $168.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $63.31 | $63.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $19.88 | $19.88 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $15.23 | $15.23 | Paid |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $441.99 | $441.99 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $175.13 | 39.6% |
| U5L Lazy Nine MUD #1A | 1.0000% | $168.44 | 38.1% |
| TCO Travis County | 0.3758% | $63.31 | 14.3% |
| THD Travis Central Health | 0.1180% | $19.88 | 4.5% |
| E06 Travis County ESD # 06 | 0.0904% | $15.23 | 3.4% |
| Total | 2.6240% | $441.99 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,462 | $16,844 | -73.5% |
| Assessed Value | $4,462 | $16,844 | -73.5% |
| Land Value | $4,462 | $16,844 | -73.5% |
| Improvement Value | — | — | — |
| Taxable Value | $4,462 | $16,844 | -73.5% |
| Total Tax 2026 = estimate |
~$117
Estimated
|
~$442
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $4,462 | $4,462 | — | — | $4,462 | $4,462 | Not yet — post-cert | Preliminary |
| 2025 | $16,844 | $16,844 | — | — | $16,844 | $16,844 | ~$442 | Partial |
| 2024 | $16,844 | $16,844 | — | −$12,644 | $4,200 | $4,200 | $109 | Verified |
| 2023 | $55,910 | $55,910 | — | — | $55,910 | $55,910 | $90 | Verified |
| 2022 | $2,250 | $2,250 | — | — | $2,250 | $2,250 | $61 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -73.5% | -73.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +301.0% | ~100% | Not available | Partial |
| 2024 | -69.9% | -92.5% | 24.9% | No billing data | Verified |
| 2023 | +2384.9% ! | +2384.9% | ~100% | No billing data | Verified |
| 2022 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +648.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -73.5% | +560.4% | +18.7% | +2384.9% | 2023 | -73.5% | 2026 |
| Assessment Ratio | 100.0% | 85.0% | — | 100.0% | 2022 | 24.9% | 2024 |
| 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 |
$442 | $176 | ~$190 | $442 | 2025 | $61 | 2022 |
Market value changed by 2385% 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 | ~$5,295 | ~$5,295 | ~2.5801% | ~$137 | +18.7% |
| 2028 | ~$6,284 | ~$6,284 | ~2.5363% | ~$159 | +40.8% |
| 2029 | ~$7,457 | ~$7,457 | ~2.4925% | ~$186 | +67.1% |
| 2030 | ~$8,849 | ~$8,849 | ~2.4487% | ~$217 | +98.3% |
| 2031 | ~$10,501 | ~$10,501 | ~2.4048% | ~$253 | +135.3% |
| 2027 | ~$5,206 | ~$5,206 | ~2.6240% | ~$137 | +16.7% |
| 2028 | ~$6,074 | ~$6,074 | ~2.6240% | ~$159 | +36.1% |
| 2029 | ~$7,086 | ~$7,086 | ~2.6240% | ~$186 | +58.8% |
| 2030 | ~$8,267 | ~$8,267 | ~2.6240% | ~$217 | +85.3% |
| 2031 | ~$9,645 | ~$9,645 | ~2.6240% | ~$253 | +116.2% |
| 2027 | ~$5,384 | ~$5,384 | ~2.5582% | ~$138 | +20.7% |
| 2028 | ~$6,497 | ~$6,497 | ~2.4925% | ~$162 | +45.6% |
| 2029 | ~$7,840 | ~$7,840 | ~2.4267% | ~$190 | +75.7% |
| 2030 | ~$9,460 | ~$9,460 | ~2.3610% | ~$223 | +112.0% |
| 2031 | ~$11,416 | ~$11,416 | ~2.2953% | ~$262 | +155.8% |
In 2025, this property's market value of $16,844 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -80% below 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 | $16,844 | $24,862 | $84,423 | $362,804 | ↓ Bottom 25% | +2.1% |
| 2024 | $16,844 | $23,000 | $66,000 | $328,966 | ↓ Bottom 25% | +0.0% |
| 2023 | $55,910 | $24,692 | $71,500 | $270,000 | ↓ Below median | +0.0% |
| 2022 | $2,250 | $15,000 | $55,000 | $180,000 | ↓ Bottom 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 | — |