6 GRAPEWOOD CT TX 78738
| Owner | MORTER KAREN S |
|---|---|
| Parcel ID | 0131780310 |
| Short ID | 127678 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 5,310 SF |
| Acres | 0.122 |
| Year Built | — |
| Legal | LOT 812 HILLS OF LAKEWAY PHS 3 THE |
| Neighborhood | R3007 |
| Land | $300,755 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $300,755 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $300,755 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $300,755 |
| Value Limitation Adjustment (−) (homestead cap) | −$168,986 |
| Net Appraised (assessed) | $131,769 |
| Exemptions on file | HS,OV65S |
|---|---|
| Taxable Value | $131,769 |
Appreciation: Market value has risen +234.2% from $90,000 (2021) to $300,755 (2025), a CAGR of 35.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 6 taxing entities is 1.9435% in 2025 (+0.0139% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,561. Lake Travis ISD is the largest single contributor, at 48.2% of the total 2025 levy.
Assessment Gap: Assessed value ($131,769) is $168,986 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 ($300,755 land vs $0 improvements), about $57/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 $300,755, this parcel sits in the upper-middle (50th–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 +27.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,005,040 by 2031, with an estimated annual tax burden around $4,696. 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% | $802.88 | $802.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $320.32 | $320.32 | Paid |
| U25 Hurst Creek MUD | 0.3022% | 0.2707% | 0.2392% | 0.2304% | 0.2275% | -0.0029% | $236.61 | $236.61 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $119.12 | $119.12 | Paid |
| VHI Village of The Hills | 0.1000% | 0.1000% | 0.1000% | 0.0936% | 0.0920% | -0.0016% | $93.74 | $93.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $93.60 | $93.60 | Paid |
| Combined Rate | 2.2015% | 2.0864% | 1.9017% | 1.9296% | 1.9435% | +0.0139% | $1,666.27 | $1,666.27 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $802.88 | 48.2% |
| TCO Travis County | 0.3758% | $320.32 | 19.2% |
| U25 Hurst Creek MUD | 0.2275% | $236.61 | 14.2% |
| E06 Travis County ESD # 06 | 0.0904% | $119.12 | 7.1% |
| VHI Village of The Hills | 0.0920% | $93.74 | 5.6% |
| THD Travis Central Health | 0.1180% | $93.60 | 5.6% |
| Total | 1.9435% | $1,666.27 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $300,755 | $300,755 | +0.0% |
| Assessed Value | $179,870 | $131,769 | +36.5% |
| Land Value | $300,755 | $300,755 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $179,870 | $131,769 | +36.5% |
| Exemptions | HS,OV65S | HS,OV65S | |
| HS Cap Loss | -$120,885 | — | |
| Total Tax 2026 = estimate |
~$3,496
Estimated
|
~$1,666
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $300,755 | $300,755 | — | −$120,885 | $179,870 | $179,870 | Not yet — post-cert | Preliminary |
| 2025 | $300,755 | $300,755 | — | −$168,986 | $131,769 | $131,769 | ~$1,666 | Partial |
| 2024 | $315,000 | $315,000 | — | −$195,210 | $119,790 | $76,605 | $1,609 | Verified |
| 2023 | $315,000 | $315,000 | — | −$206,100 | $108,900 | $28,421 | $681 | Verified |
| 2022 | $315,000 | $315,000 | — | — | $315,000 | $315,000 | $838 | Verified |
| 2021 | $90,000 | $90,000 | — | — | $90,000 | $90,000 | $1,470 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +36.5% | 59.8% | Not available | Partial |
| 2025 | -4.5% | +10.0% | 43.8% | Not available | Partial |
| 2024 | +0.0% | +10.0% | 38.0% | No billing data | Verified |
| 2023 | +0.0% | -65.4% | 34.6% | No billing data | Verified |
| 2022 | +250.0% ! | +250.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +234.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +49.1% | +27.3% | +250.0% | 2022 | -4.5% | 2025 |
| Assessment Ratio | 59.8% | 62.7% | — | 100.0% | 2021 | 34.6% | 2023 |
| Effective Tax Rate (2025) | 0.5500% | 0.5500% | — | 0.5500% | 2025 | 0.5500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,666 | $1,253 | ~$4,198 | $1,666 | 2025 | $681 | 2023 |
Market value changed by 250% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$382,831 | ~$197,857 | ~1.8790% | ~$3,718 | +27.3% |
| 2028 | ~$487,305 | ~$217,643 | ~1.8145% | ~$3,949 | +62.0% |
| 2029 | ~$620,290 | ~$239,407 | ~1.7500% | ~$4,190 | +106.2% |
| 2030 | ~$789,567 | ~$263,348 | ~1.6855% | ~$4,439 | +162.5% |
| 2031 | ~$1,005,040 | ~$289,682 | ~1.6210% | ~$4,696 | +234.2% |
| 2027 | ~$376,816 | ~$197,857 | ~1.9435% | ~$3,845 | +25.3% |
| 2028 | ~$472,112 | ~$217,643 | ~1.9435% | ~$4,230 | +57.0% |
| 2029 | ~$591,509 | ~$239,407 | ~1.9435% | ~$4,653 | +96.7% |
| 2030 | ~$741,101 | ~$263,348 | ~1.9435% | ~$5,118 | +146.4% |
| 2031 | ~$928,525 | ~$289,682 | ~1.9435% | ~$5,630 | +208.7% |
| 2027 | ~$388,846 | ~$197,857 | ~1.8467% | ~$3,654 | +29.3% |
| 2028 | ~$502,739 | ~$217,643 | ~1.7500% | ~$3,809 | +67.2% |
| 2029 | ~$649,991 | ~$239,407 | ~1.6532% | ~$3,958 | +116.1% |
| 2030 | ~$840,372 | ~$263,348 | ~1.5564% | ~$4,099 | +179.4% |
| 2031 | ~$1,086,517 | ~$289,682 | ~1.4597% | ~$4,228 | +261.3% |
In 2025, this property's market value of $300,755 places it in the 50th–75th percentile 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 | $300,755 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $315,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $315,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $315,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $90,000 | $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 | — |