9005 MARLY CV TX 78733
| Owner | CRIST DAVID & KATHLENE |
|---|---|
| Parcel ID | 0127340130 |
| Short ID | 495396 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 47,480 SF |
| Acres | 1.090 |
| Year Built | — |
| Legal | LOT 34 BLK B SEVEN OAKS SEC 5 |
| Neighborhood | N8100 |
| Land | $1,412,436 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,412,436 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,412,436 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,412,436 |
| Value Limitation Adjustment (−) (homestead cap) | −$462,036 |
| Net Appraised (assessed) | $950,400 |
| Taxable Value | $950,400 |
|---|
Appreciation: Market value has risen +266.9% from $385,000 (2021) to $1,412,436 (2025), a CAGR of 38.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 4 taxing entities is 1.4261% in 2025 (-0.0118% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $13,553. Eanes ISD is the largest single contributor, at 58.4% of the total 2025 levy.
Assessment Gap: Assessed value ($950,400) is $462,036 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 ($1,412,436 land vs $0 improvements), about $30/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 $1,412,436, 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 +29.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $5,181,754 by 2031, with an estimated annual tax burden around $60,688. 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% | $7,909.23 | $7,909.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,572.03 | $3,572.03 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,121.69 | $1,121.69 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $950.40 | $950.40 | Paid |
| Combined Rate | 1.6300% | 1.5215% | 1.3933% | 1.4379% | 1.4261% | -0.0118% | $13,553.35 | $13,553.35 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $7,909.23 | 58.4% |
| TCO Travis County | 0.3758% | $3,572.03 | 26.4% |
| THD Travis Central Health | 0.1180% | $1,121.69 | 8.3% |
| E10 Travis County ESD # 10 | 0.1000% | $950.40 | 7.0% |
| Total | 1.4261% | $13,553.35 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,412,436 | $1,412,436 | +0.0% |
| Assessed Value | $1,140,480 | $950,400 | +20.0% |
| Land Value | $1,412,436 | $1,412,436 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,140,480 | $950,400 | +20.0% |
| HS Cap Loss | -$271,956 | — | |
| Total Tax 2026 = estimate |
~$16,264
Estimated
|
~$13,553
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,412,436 | $1,412,436 | — | −$271,956 | $1,140,480 | $1,140,480 | Not yet — post-cert | Preliminary |
| 2025 | $1,412,436 | $1,412,436 | — | −$462,036 | $950,400 | $950,400 | ~$13,553 | Partial |
| 2024 | $1,320,000 | $1,320,000 | — | −$528,000 | $792,000 | $792,000 | $11,388 | Verified |
| 2023 | $660,000 | $660,000 | — | — | $660,000 | $660,000 | $9,196 | Verified |
| 2022 | $660,000 | $660,000 | — | — | $660,000 | $660,000 | $10,042 | Verified |
| 2021 | $385,000 | $385,000 | — | — | $385,000 | $385,000 | $6,275 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 80.8% | Not available | Partial |
| 2025 | +7.0% | +20.0% | 67.3% | Not available | Partial |
| 2024 | +100.0% ! | +20.0% | 60.0% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +71.4% | +71.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +266.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +35.7% | +29.7% | +100.0% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 80.7% | 84.7% | — | 100.0% | 2021 | 60.0% | 2024 |
| Effective Tax Rate (2025) | 0.9600% | 0.9600% | — | 0.9600% | 2025 | 0.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,553 | $10,091 | ~$41,078 | $13,553 | 2025 | $6,275 | 2021 |
Market value changed by 100% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,831,768 | ~$1,831,768 | ~1.3751% | ~$25,188 | +29.7% |
| 2028 | ~$2,375,593 | ~$2,375,593 | ~1.3241% | ~$31,456 | +68.2% |
| 2029 | ~$3,080,872 | ~$3,080,872 | ~1.2731% | ~$39,224 | +118.1% |
| 2030 | ~$3,995,538 | ~$3,995,538 | ~1.2222% | ~$48,832 | +182.9% |
| 2031 | ~$5,181,754 | ~$5,181,754 | ~1.1712% | ~$60,688 | +266.9% |
| 2027 | ~$1,803,519 | ~$1,803,519 | ~1.4261% | ~$25,719 | +27.7% |
| 2028 | ~$2,302,887 | ~$2,302,887 | ~1.4261% | ~$32,841 | +63.0% |
| 2029 | ~$2,940,523 | ~$2,940,523 | ~1.4261% | ~$41,934 | +108.2% |
| 2030 | ~$3,754,711 | ~$3,754,711 | ~1.4261% | ~$53,545 | +165.8% |
| 2031 | ~$4,794,336 | ~$4,794,336 | ~1.4261% | ~$68,370 | +239.4% |
| 2027 | ~$1,860,016 | ~$1,860,016 | ~1.3496% | ~$25,103 | +31.7% |
| 2028 | ~$2,449,428 | ~$2,449,428 | ~1.2731% | ~$31,185 | +73.4% |
| 2029 | ~$3,225,617 | ~$3,225,617 | ~1.1967% | ~$38,600 | +128.4% |
| 2030 | ~$4,247,768 | ~$4,247,768 | ~1.1202% | ~$47,584 | +200.7% |
| 2031 | ~$5,593,823 | ~$5,593,823 | ~1.0437% | ~$58,385 | +296.0% |
In 2025, this property's market value of $1,412,436 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 17× 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 | $1,412,436 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,320,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $660,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $660,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $385,000 | $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 | — |