1216 MARLY WAY TX 78733
| Owner | LAY JAMES G |
|---|---|
| Parcel ID | 0129340423 |
| Short ID | 495484 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 45,390 SF |
| Acres | 1.042 |
| Year Built | — |
| Legal | LOT 7 BLK B SEVEN OAKS SEC 5 |
| Neighborhood | N8100 |
| Land | $1,458,152 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,458,152 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,311,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,311,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$367,080 |
| Net Appraised (assessed) | $943,920 |
| Taxable Value | $943,920 |
|---|
Appreciation: Market value has risen +242.9% from $382,375 (2021) to $1,311,000 (2025), a CAGR of 36.1% 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 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $13,233. Eanes ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($943,920) is $367,080 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 111% of market value ($1,458,152 land vs $0 improvements), about $32/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 $1,311,000, 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 +30.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $5,560,529 by 2031, with an estimated annual tax burden around $63,438. 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% | $7,855.30 | $7,855.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,547.68 | $3,547.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,114.04 | $1,114.04 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $715.49 | $715.49 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $13,232.51 | $13,232.51 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $7,855.30 | 59.4% |
| TCO Travis County | 0.3758% | $3,547.68 | 26.8% |
| THD Travis Central Health | 0.1180% | $1,114.04 | 8.4% |
| E09 Travis County ESD # 09 | 0.0758% | $715.49 | 5.4% |
| Total | 1.4019% | $13,232.51 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,458,152 | $1,311,000 | +11.2% |
| Assessed Value | $1,132,704 | $943,920 | +20.0% |
| Land Value | $1,458,152 | $1,458,152 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,132,704 | $943,920 | +20.0% |
| HS Cap Loss | -$325,448 | — | |
| Total Tax 2026 = estimate |
~$15,879
Estimated
|
~$13,233
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,458,152 | $1,458,152 | — | −$325,448 | $1,132,704 | $1,132,704 | Not yet — post-cert | Preliminary |
| 2025 | $1,311,000 | $1,458,152 | — | −$367,080 | $943,920 | $943,920 | ~$13,233 | Partial |
| 2024 | $1,311,000 | $1,311,000 | — | −$524,400 | $786,600 | $786,600 | $11,083 | Verified |
| 2023 | $655,500 | $655,500 | — | — | $655,500 | $655,500 | $8,960 | Verified |
| 2022 | $655,500 | $655,500 | — | — | $655,500 | $655,500 | $9,794 | Verified |
| 2021 | $382,375 | $382,375 | — | — | $382,375 | $382,375 | $6,159 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.2% | +20.0% | 77.7% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 72.0% | 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): +242.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.2% | +36.5% | +30.7% | +100.0% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 77.7% | 85.0% | — | 100.0% | 2021 | 60.0% | 2024 |
| Effective Tax Rate (2025) | 1.0100% | 1.0100% | — | 1.0100% | 2025 | 1.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,233 | $9,846 | ~$42,554 | $13,233 | 2025 | $6,159 | 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 | ~$1,905,748 | ~$1,905,748 | ~1.3497% | ~$25,721 | +30.7% |
| 2028 | ~$2,490,738 | ~$2,490,738 | ~1.2975% | ~$32,316 | +70.8% |
| 2029 | ~$3,255,298 | ~$3,255,298 | ~1.2453% | ~$40,537 | +123.2% |
| 2030 | ~$4,254,548 | ~$4,254,548 | ~1.1931% | ~$50,759 | +191.8% |
| 2031 | ~$5,560,529 | ~$5,560,529 | ~1.1409% | ~$63,438 | +281.3% |
| 2027 | ~$1,876,585 | ~$1,876,585 | ~1.4019% | ~$26,307 | +28.7% |
| 2028 | ~$2,415,092 | ~$2,415,092 | ~1.4019% | ~$33,856 | +65.6% |
| 2029 | ~$3,108,129 | ~$3,108,129 | ~1.4019% | ~$43,572 | +113.2% |
| 2030 | ~$4,000,041 | ~$4,000,041 | ~1.4019% | ~$56,075 | +174.3% |
| 2031 | ~$5,147,898 | ~$5,147,898 | ~1.4019% | ~$72,167 | +253.0% |
| 2027 | ~$1,934,911 | ~$1,934,911 | ~1.3236% | ~$25,610 | +32.7% |
| 2028 | ~$2,567,552 | ~$2,567,552 | ~1.2453% | ~$31,973 | +76.1% |
| 2029 | ~$3,407,041 | ~$3,407,041 | ~1.1670% | ~$39,759 | +133.7% |
| 2030 | ~$4,521,011 | ~$4,521,011 | ~1.0887% | ~$49,218 | +210.1% |
| 2031 | ~$5,999,206 | ~$5,999,206 | ~1.0103% | ~$60,613 | +311.4% |
In 2025, this property's market value of $1,311,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 16× 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 | $1,311,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,311,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $655,500 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $655,500 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $382,375 | $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 | — |