CAT MOUNTAIN DR TX 78731
| Owner | LEGAMARO MICHAEL & KELLY |
|---|---|
| Parcel ID | 0137090241 |
| Short ID | 898636 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 46,217 SF |
| Acres | 1.061 |
| Year Built | — |
| Legal | LOT 1 BLK A OVERLOOK AT CAT MOUNTAIN SEC 1 THE |
| Neighborhood | X4000 |
| Land | $789,691 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $789,691 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $789,691 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $789,691 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $789,691 |
| Taxable Value | $789,691 |
|---|
Appreciation: Market value has risen +75.5% from $450,000 (2021) to $789,691 (2025), a CAGR of 15.1% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,161. Austin ISD is the largest single contributor, at 45.2% 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 ($789,691 land vs $0 improvements), about $17/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 $789,691, 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 +11.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,385,804 by 2031, with an estimated annual tax burden around $26,105. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $7,306.22 | $7,306.22 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,138.12 | $4,138.12 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,968.01 | $2,968.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $932.02 | $932.02 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $816.54 | $816.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,160.91 | $16,160.91 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $7,306.22 | 45.2% |
| CAT City of Austin | 0.5240% | $4,138.12 | 25.6% |
| TCO Travis County | 0.3758% | $2,968.01 | 18.4% |
| THD Travis Central Health | 0.1180% | $932.02 | 5.8% |
| ACT Austin Community College | 0.1034% | $816.54 | 5.1% |
| Total | 2.0465% | $16,160.91 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $789,691 | $789,691 | +0.0% |
| Assessed Value | $789,691 | $789,691 | +0.0% |
| Land Value | $789,691 | $789,691 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $789,691 | $789,691 | +0.0% |
| Total Tax 2026 = estimate |
~$16,161
Estimated
|
~$16,161
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $789,691 | $789,691 | — | — | $789,691 | $789,691 | Not yet — post-cert | Preliminary |
| 2025 | $789,691 | $789,691 | — | — | $789,691 | $789,691 | ~$16,161 | Partial |
| 2024 | $787,500 | $787,500 | — | — | $787,500 | $787,500 | $15,607 | Verified |
| 2023 | $787,500 | $787,500 | — | — | $787,500 | $787,500 | $14,248 | Verified |
| 2022 | $787,500 | $787,500 | — | — | $787,500 | $787,500 | $15,553 | Verified |
| 2021 | $450,000 | $450,000 | — | — | $450,000 | $450,000 | $9,795 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.3% | +0.3% | ~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 | +75.0% | +75.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +75.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +15.1% | +11.9% | +75.0% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,161 | $14,273 | ~$21,759 | $16,161 | 2025 | $9,795 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$883,703 | ~$883,703 | ~2.0139% | ~$17,797 | +11.9% |
| 2028 | ~$988,906 | ~$988,906 | ~1.9814% | ~$19,594 | +25.2% |
| 2029 | ~$1,106,634 | ~$1,106,634 | ~1.9488% | ~$21,567 | +40.1% |
| 2030 | ~$1,238,377 | ~$1,238,377 | ~1.9163% | ~$23,731 | +56.8% |
| 2031 | ~$1,385,804 | ~$1,385,804 | ~1.8837% | ~$26,105 | +75.5% |
| 2027 | ~$867,909 | ~$867,909 | ~2.0465% | ~$17,762 | +9.9% |
| 2028 | ~$953,874 | ~$953,874 | ~2.0465% | ~$19,521 | +20.8% |
| 2029 | ~$1,048,354 | ~$1,048,354 | ~2.0465% | ~$21,454 | +32.8% |
| 2030 | ~$1,152,192 | ~$1,152,192 | ~2.0465% | ~$23,579 | +45.9% |
| 2031 | ~$1,266,315 | ~$1,266,315 | ~2.0465% | ~$25,915 | +60.4% |
| 2027 | ~$899,496 | ~$899,496 | ~1.9977% | ~$17,969 | +13.9% |
| 2028 | ~$1,024,570 | ~$1,024,570 | ~1.9488% | ~$19,967 | +29.7% |
| 2029 | ~$1,167,035 | ~$1,167,035 | ~1.9000% | ~$22,174 | +47.8% |
| 2030 | ~$1,329,310 | ~$1,329,310 | ~1.8512% | ~$24,608 | +68.3% |
| 2031 | ~$1,514,148 | ~$1,514,148 | ~1.8024% | ~$27,291 | +91.7% |
In 2025, this property's market value of $789,691 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $789,691 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $787,500 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $787,500 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $787,500 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $450,000 | $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 | — |