203 CANYON TURN TRL TX 78734
| Owner | CARD DOUGLAS J & CINDY M |
|---|---|
| Parcel ID | 0137860301 |
| Short ID | 741521 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 27,756 SF |
| Acres | 0.637 |
| Year Built | — |
| Legal | LOT 11 BLK A ROUGH HOLLOW SEC 7 |
| Neighborhood | R3008 |
| Land | $403,788 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $403,788 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $380,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $380,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$175,448 |
| Net Appraised (assessed) | $204,552 |
| Taxable Value | $204,552 |
|---|
Appreciation: Market value has risen +38.2% from $275,000 (2021) to $380,000 (2025), a CAGR of 8.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 2.0961% in 2025 (+0.0182% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,288. Lake Travis ISD is the largest single contributor, at 49.6% of the total 2025 levy.
Assessment Gap: Assessed value ($204,552) is $175,448 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 106% of market value ($403,788 land vs $0 improvements), about $15/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 $380,000, 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 +8.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $592,890 by 2031, with an estimated annual tax burden around $10,233. 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% | $2,126.73 | $2,126.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $768.80 | $768.80 | Paid |
| U4J Travis County MUD # 11 | 0.4385% | 0.3645% | 0.3233% | 0.3125% | 0.3025% | -0.0100% | $618.77 | $618.77 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $347.00 | $347.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $241.42 | $241.42 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $184.91 | $184.91 | Paid |
| Combined Rate | 2.3923% | 2.2092% | 2.0298% | 2.0779% | 2.0961% | +0.0182% | $4,287.63 | $4,287.63 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $2,126.73 | 49.6% |
| TCO Travis County | 0.3758% | $768.80 | 17.9% |
| U4J Travis County MUD # 11 | 0.3025% | $618.77 | 14.4% |
| CLW City of Lakeway | 0.1696% | $347.00 | 8.1% |
| THD Travis Central Health | 0.1180% | $241.42 | 5.6% |
| E06 Travis County ESD # 06 | 0.0904% | $184.91 | 4.3% |
| Total | 2.0961% | $4,287.63 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $403,788 | $380,000 | +6.3% |
| Assessed Value | $245,462 | $204,552 | +20.0% |
| Land Value | $403,788 | $403,788 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $245,462 | $204,552 | +20.0% |
| HS Cap Loss | -$158,326 | — | |
| Total Tax 2026 = estimate |
~$5,145
Estimated
|
~$4,288
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $403,788 | $403,788 | — | −$158,326 | $245,462 | $245,462 | Not yet — post-cert | Preliminary |
| 2025 | $380,000 | $403,788 | — | −$175,448 | $204,552 | $204,552 | ~$4,288 | Partial |
| 2024 | $170,460 | $200,000 | — | — | $170,460 | $170,460 | $3,542 | Verified |
| 2023 | $170,460 | $200,000 | — | — | $170,460 | $170,460 | $3,460 | Verified |
| 2022 | $170,460 | $200,000 | — | — | $170,460 | $170,460 | $3,766 | Verified |
| 2021 | $275,000 | $275,000 | — | — | $275,000 | $275,000 | $6,579 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.3% | +20.0% | 60.8% | Not available | Partial |
| 2025 | +122.9% ! | +20.0% | 53.8% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | -38.0% | -38.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.3% | +18.2% | +8.0% | +122.9% | 2025 | -38.0% | 2022 |
| Assessment Ratio | 60.8% | 85.8% | — | 100.0% | 2021 | 53.8% | 2025 |
| Effective Tax Rate (2025) | 1.1300% | 1.1300% | — | 1.1300% | 2025 | 1.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,288 | $4,327 | ~$9,527 | $6,579 | 2021 | $3,460 | 2023 |
Market value changed by 123% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$436,031 | ~$436,031 | ~2.0221% | ~$8,817 | +8.0% |
| 2028 | ~$470,849 | ~$470,849 | ~1.9480% | ~$9,172 | +16.6% |
| 2029 | ~$508,447 | ~$508,447 | ~1.8740% | ~$9,528 | +25.9% |
| 2030 | ~$549,048 | ~$549,048 | ~1.7999% | ~$9,883 | +36.0% |
| 2031 | ~$592,890 | ~$592,890 | ~1.7259% | ~$10,233 | +46.8% |
| 2027 | ~$427,955 | ~$427,955 | ~2.0961% | ~$8,970 | +6.0% |
| 2028 | ~$453,569 | ~$453,569 | ~2.0961% | ~$9,507 | +12.3% |
| 2029 | ~$480,716 | ~$480,716 | ~2.0961% | ~$10,076 | +19.1% |
| 2030 | ~$509,488 | ~$509,488 | ~2.0961% | ~$10,679 | +26.2% |
| 2031 | ~$539,982 | ~$539,982 | ~2.0961% | ~$11,319 | +33.7% |
| 2027 | ~$444,107 | ~$444,107 | ~1.9850% | ~$8,816 | +10.0% |
| 2028 | ~$488,452 | ~$488,452 | ~1.8740% | ~$9,153 | +21.0% |
| 2029 | ~$537,225 | ~$537,225 | ~1.7629% | ~$9,471 | +33.0% |
| 2030 | ~$590,867 | ~$590,867 | ~1.6518% | ~$9,760 | +46.3% |
| 2031 | ~$649,867 | ~$649,867 | ~1.5408% | ~$10,013 | +60.9% |
In 2025, this property's market value of $380,000 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 | $380,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $170,460 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $170,460 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $170,460 | $15,000 | $55,000 | $180,000 | ↑ Above median | +100.0% |
| 2021 | $275,000 | $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 | — |