TONTO LN TX 78733
| Owner | SKELTON KAREN |
|---|---|
| Parcel ID | 0133360802 |
| Short ID | 129365 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 13,089 SF |
| Acres | 0.300 |
| Year Built | — |
| Legal | LOT 8 BLK 33 AUSTIN LAKE ESTATES SEC 3 |
| Neighborhood | N8900 |
| Land | $405,446 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $405,446 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $405,446 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $405,446 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $405,446 |
| Taxable Value | $405,446 |
|---|
Appreciation: Market value has risen +62.2% from $250,000 (2021) to $405,446 (2025), a CAGR of 12.8% 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 1.4813% in 2025 (-0.0143% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $6,006. Eanes ISD is the largest single contributor, at 56.2% 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 ($405,446 land vs $0 improvements), about $31/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 $405,446, 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 +9.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $640,259 by 2031, with an estimated annual tax burden around $7,723. 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% | $3,374.12 | $3,374.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,523.85 | $1,523.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $478.52 | $478.52 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $405.45 | $405.45 | Paid |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $223.81 | $223.81 | Paid |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $6,005.75 | $6,005.75 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $3,374.12 | 56.2% |
| TCO Travis County | 0.3758% | $1,523.85 | 25.4% |
| THD Travis Central Health | 0.1180% | $478.52 | 8.0% |
| E10 Travis County ESD # 10 | 0.1000% | $405.45 | 6.8% |
| W18 WCID # 18 | 0.0552% | $223.81 | 3.7% |
| Total | 1.4813% | $6,005.75 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $400,081 | $405,446 | -1.3% |
| Assessed Value | $400,081 | $405,446 | -1.3% |
| Land Value | $400,081 | $405,446 | -1.3% |
| Improvement Value | — | — | — |
| Taxable Value | $400,081 | $405,446 | -1.3% |
| Total Tax 2026 = estimate |
~$5,926
Estimated
|
~$6,006
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $400,081 | $400,081 | — | — | $400,081 | $400,081 | Not yet — post-cert | Preliminary |
| 2025 | $405,446 | $405,446 | — | — | $405,446 | $405,446 | ~$6,006 | Partial |
| 2024 | $350,000 | $350,000 | — | — | $350,000 | $350,000 | $5,235 | Verified |
| 2023 | $350,000 | $350,000 | — | — | $350,000 | $350,000 | $5,091 | Verified |
| 2022 | $350,000 | $350,000 | — | — | $350,000 | $350,000 | $5,556 | Verified |
| 2021 | $250,000 | $250,000 | — | — | $250,000 | $250,000 | $4,253 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.3% | -1.3% | ~100% | Not available | Partial |
| 2025 | +15.8% | +15.8% | ~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 | +40.0% | +40.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +62.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.3% | +10.9% | +9.9% | +40.0% | 2022 | -1.3% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4800% | 1.4800% | — | 1.4800% | 2025 | 1.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,006 | $5,228 | ~$6,989 | $6,006 | 2025 | $4,253 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$439,531 | ~$439,531 | ~1.4263% | ~$6,269 | +9.9% |
| 2028 | ~$482,871 | ~$482,871 | ~1.3713% | ~$6,621 | +20.7% |
| 2029 | ~$530,484 | ~$530,484 | ~1.3163% | ~$6,983 | +32.6% |
| 2030 | ~$582,793 | ~$582,793 | ~1.2613% | ~$7,351 | +45.7% |
| 2031 | ~$640,259 | ~$640,259 | ~1.2063% | ~$7,723 | +60.0% |
| 2027 | ~$431,529 | ~$431,529 | ~1.4813% | ~$6,392 | +7.9% |
| 2028 | ~$465,450 | ~$465,450 | ~1.4813% | ~$6,895 | +16.3% |
| 2029 | ~$502,036 | ~$502,036 | ~1.4813% | ~$7,436 | +25.5% |
| 2030 | ~$541,499 | ~$541,499 | ~1.4813% | ~$8,021 | +35.3% |
| 2031 | ~$584,064 | ~$584,064 | ~1.4813% | ~$8,652 | +46.0% |
| 2027 | ~$447,533 | ~$447,533 | ~1.3988% | ~$6,260 | +11.9% |
| 2028 | ~$500,612 | ~$500,612 | ~1.3163% | ~$6,589 | +25.1% |
| 2029 | ~$559,987 | ~$559,987 | ~1.2338% | ~$6,909 | +40.0% |
| 2030 | ~$626,405 | ~$626,405 | ~1.1513% | ~$7,211 | +56.6% |
| 2031 | ~$700,699 | ~$700,699 | ~1.0687% | ~$7,489 | +75.1% |
In 2025, this property's market value of $405,446 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $405,446 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $350,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $350,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $350,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $250,000 | $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 | — |