1717 CHANNEL RD TX 78746
| Owner | ESTATES AT LAKE AUSTIN LP |
|---|---|
| Parcel ID | 0133110131 |
| Short ID | 128956 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 75,272 SF |
| Acres | 1.728 |
| Year Built | — |
| Legal | ABS 329 SUR 2 GRAY T ACR 1.7280 |
| Neighborhood | M6400 |
| Land | $1,839,538 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,839,538 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,839,538 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,839,538 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,839,538 |
| Taxable Value | $1,839,538 |
|---|
Appreciation: Market value has risen +145.3% from $750,000 (2021) to $1,839,538 (2025), a CAGR of 25.1% 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 5 taxing entities is 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $35,935. Eanes ISD is the largest single contributor, at 42.6% 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 ($1,839,538 land vs $0 improvements), about $24/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 $1,839,538, 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 +16.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,363,083 by 2031, with an estimated annual tax burden around $56,352. 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% | $15,308.64 | $15,308.64 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,639.49 | $9,639.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,913.81 | $6,913.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,171.08 | $2,171.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,902.08 | $1,902.08 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $35,935.10 | $35,935.10 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $15,308.64 | 42.6% |
| CAT City of Austin | 0.5240% | $9,639.49 | 26.8% |
| TCO Travis County | 0.3758% | $6,913.81 | 19.2% |
| THD Travis Central Health | 0.1180% | $2,171.08 | 6.0% |
| ACT Austin Community College | 0.1034% | $1,902.08 | 5.3% |
| Total | 1.9535% | $35,935.10 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,588,179 | $1,839,538 | -13.7% |
| Assessed Value | $1,588,179 | $1,839,538 | -13.7% |
| Land Value | $1,588,179 | $1,839,538 | -13.7% |
| Improvement Value | — | — | — |
| Taxable Value | $1,588,179 | $1,839,538 | -13.7% |
| Total Tax 2026 = estimate |
~$31,025
Estimated
|
~$35,935
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,588,179 | $1,588,179 | — | — | $1,588,179 | $1,588,179 | Not yet — post-cert | Preliminary |
| 2025 | $1,839,538 | $1,839,538 | — | — | $1,839,538 | $1,839,538 | ~$35,935 | Partial |
| 2024 | $1,800,000 | $1,800,000 | — | — | $1,800,000 | $1,800,000 | $34,503 | Verified |
| 2023 | $1,800,000 | $1,800,000 | — | — | $1,800,000 | $1,800,000 | $33,079 | Verified |
| 2022 | $1,800,000 | $1,800,000 | — | — | $1,800,000 | $1,800,000 | $35,693 | Verified |
| 2021 | $750,000 | $750,000 | — | — | $750,000 | $750,000 | $16,318 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.7% | -13.7% | ~100% | Not available | Partial |
| 2025 | +2.2% | +2.2% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +140.0% ! | +140.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +145.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.7% | +25.7% | +16.2% | +140.0% | 2022 | -13.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$35,935 | $31,106 | ~$45,099 | $35,935 | 2025 | $16,318 | 2021 |
Market value changed by 140% 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 | ~$1,845,300 | ~$1,845,300 | ~1.8979% | ~$35,022 | +16.2% |
| 2028 | ~$2,144,049 | ~$2,144,049 | ~1.8423% | ~$39,501 | +35.0% |
| 2029 | ~$2,491,164 | ~$2,491,164 | ~1.7868% | ~$44,511 | +56.9% |
| 2030 | ~$2,894,476 | ~$2,894,476 | ~1.7312% | ~$50,109 | +82.3% |
| 2031 | ~$3,363,083 | ~$3,363,083 | ~1.6756% | ~$56,352 | +111.8% |
| 2027 | ~$1,813,537 | ~$1,813,537 | ~1.9535% | ~$35,427 | +14.2% |
| 2028 | ~$2,070,872 | ~$2,070,872 | ~1.9535% | ~$40,454 | +30.4% |
| 2029 | ~$2,364,723 | ~$2,364,723 | ~1.9535% | ~$46,195 | +48.9% |
| 2030 | ~$2,700,270 | ~$2,700,270 | ~1.9535% | ~$52,749 | +70.0% |
| 2031 | ~$3,083,430 | ~$3,083,430 | ~1.9535% | ~$60,234 | +94.1% |
| 2027 | ~$1,877,064 | ~$1,877,064 | ~1.8701% | ~$35,103 | +18.2% |
| 2028 | ~$2,218,496 | ~$2,218,496 | ~1.7868% | ~$39,639 | +39.7% |
| 2029 | ~$2,622,034 | ~$2,622,034 | ~1.7034% | ~$44,664 | +65.1% |
| 2030 | ~$3,098,974 | ~$3,098,974 | ~1.6200% | ~$50,205 | +95.1% |
| 2031 | ~$3,662,669 | ~$3,662,669 | ~1.5367% | ~$56,284 | +130.6% |
In 2025, this property's market value of $1,839,538 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 22× 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 | $1,839,538 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,800,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,800,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $1,800,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $750,000 | $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 | — |