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TOMICHI TRL 78669

Travis County, TX · O Appraisal: 2025 Certified Billing: 2025 Partial 2021–24 billing ✓
2025 Certified
Market Value
$591,083
2025 Verified
Taxable Value
$591,083
2025 Verified
Total Tax
~$11,432
2025 Partial
Effective Tax Rate (2025)
1.9300%
2025 Tax ÷ 2025 Market Value Partial
2026 Preliminary
Market Value
$1,329,936
+125.0% 2025 → 2026 Preliminary
Taxable Value
$709,300
2026 Preliminary (47% below market)
Est. 2026 Total Tax
~$13,718
2026 Estimated
Est. 2026 Effective Tax Rate
1.0315%
Est. 2026 Tax ÷ 2026 Market Value Estimated
Overview History Projection Position
2026 Property Tax Calendar Today: July 18, 2026
Valuation Date
Jan 1
Notices Mailed
Apr 15
Protest DeadlineYou are here
May 15
7 days to next
Roll Certified
Jul 25
This parcel's 2026 values are still Preliminary as of today.
Rates Adopted
Sep 1
Bills Mailed
Oct 1
Payment Due
Jan 31
Statutory Travis County annual property-tax calendar — Tax Code §23.01 (valuation), §41.44 (protest deadline); see TCAD's Property Tax System ↗ and the Travis County Tax Office's Truth in Taxation Summary ↗ for full citations (also on the Info page). "Notices Mailed" and "Protest Deadline" show the general statutory window — this parcel's own notice-mailed date isn't in Parcelytics' dataset, so it isn't shown as if it were.
Property Info
Owner MCMENAMY CRAIG & SHERRY MCMENAMY
Parcel ID 0137881410
Short ID 980133
Type Real
Use Code O Other / Unclassified
Valuation Unknown
Improvement SF —
Land SF 38,811 SF
Acres 0.891
Year Built —
Legal LAKEWAY HIGHLANDS PHS 3 SEC 7 BLK A LOT 186
Neighborhood R31000
View this property on TCAD ↗
Current Values 2025 Certified
Land$591,083
Special Use Land MarketNot Available
Total Land $591,083
Improvement—
Total Improvement —
Market$591,083
Special Use Exclusion (−)Not Available
Appraised$591,083
Value Limitation Adjustment (−)—
Net Appraised (assessed) $591,083
Taxable Value $591,083
Build-up from 2025 TCAD certified values. Land and Improvement are shown as single totals — Parcelytics' loaders capture one aggregate value per year, not TCAD's Homesite / Non-Homesite split. Special Use Land Market and Special Use Exclusion (agricultural/productivity valuation) are not in the current dataset.
Satellite View Imagery: Esri
Satellite image not available
We couldn't locate this property on the map — this can happen for parcels whose address our geocoder can't confidently match.
Investor Insight Report

Appreciation: Market value has risen +152.6% from $234,000 (2024) to $591,083 (2025), a CAGR of 152.6% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.

Tax Burden: The combined rate across 5 taxing entities is 1.9341% in 2025 (+0.0156% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,432. Lake Travis ISD is the largest single contributor, at 53.8% of the total 2025 levy.

Asset Class: O.

Investment Snapshot — 2025 certified basis
Building (Main)
—
Gross Building
—
Land
38,811 SF
0.891 ac
Value / Bldg SF
—
all-in (incl. land)
Land $/SF
$15
land value only
Land Value Share
100%
Year Built
—
Eff. Tax Rate
1.930%
total tax ÷ market value
Est. Annual Tax
$11,432
2025 taxable × rate

Value Composition: Land carries 100% of market value ($591,083 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.

Forward Outlook: Holding the +138.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $102,416,034 by 2031, with an estimated annual tax burden around $1,267,489. 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.

Property Tax & County News Travis County · live feed
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Headlines via Google News for “Travis County property tax” / Travis Central Appraisal District. Dates and sources as published; links open the original source in a new tab. Updated hourly.
Post-Acquisition Tax Estimate Estimate · Not a prediction
Property: · 0.891 ac lot
$

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.

Rate Environment
Historical Tax Rates by Entity (Travis County)
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% $6,145.49 $6,145.49 Paid
TCO Travis County 0.3574% 0.3182% 0.3047% 0.3444% 0.3758% +0.0314% $2,221.56 $2,221.56 Paid
U4L Travis County MUD # 13 0.6950% 0.4950% 0.3569% 0.3175% 0.3075% -0.0100% $1,817.58 $1,817.58 Paid
THD Travis Central Health 0.1118% 0.0987% 0.1007% 0.1080% 0.1180% +0.0101% $697.61 $697.61 Paid
E08 Travis County ESD # 08 0.0970% 0.0790% 0.0810% 0.0830% 0.0930% +0.0100% $549.80 $549.80 Paid
Combined Rate 2.4913% 2.2030% 1.9173% 1.9185% 1.9341% +0.0156% $11,432.04 $11,432.04 Paid
Rate columns (2021–2025) from Travis County tax rate records. 2025 billing from Travis County Tax Office open data. — = entity not in rate records for that year.
2025 Tax Burden — Entity Split
ILT
53.8% $6,145
TCO
19.4% $2,222
U4L
15.9% $1,818
THD
6.1% $698
E08
4.8% $550
Total: $11,432
2025 billing by taxing entity, ranked by share of total. From Travis County Tax Office open data.
2025 Tax by Entity — Rate, Amount & Share
Entity Tax Rate Amount Due Share
ILT Lake Travis ISD 1.0397% $6,145.49 53.8%
TCO Travis County 0.3758% $2,221.56 19.4%
U4L Travis County MUD # 13 0.3075% $1,817.58 15.9%
THD Travis Central Health 0.1180% $697.61 6.1%
E08 Travis County ESD # 08 0.0930% $549.80 4.8%
Total 1.9341% $11,432.04 100.0%
Value History 2021–2026
Current & Preliminary Values
2026 Preliminary Preliminary 2025 Certified Certified Change 2025→2026
Market Value $1,329,936 $591,083 +125.0%
Assessed Value $709,300 $591,083 +20.0%
Land Value $1,329,936 $591,083 +125.0%
Improvement Value — — —
Taxable Value $709,300 $591,083 +20.0%
HS Cap Loss -$620,636 —
Total Tax 2026 = estimate
~$13,718
Estimated
~$11,432
Partial
2026 from June 9, 2026 TCAD preliminary export — subject to change; certified July 25, 2026. No 2026 tax billing until post-certification. Estimated 2026 Total Tax = 2026 preliminary taxable value × 2025 blended entity rates. Actual 2026 tax set after certification and entity budget adoption.
Value History (2021–2026)
Year Market Value Land Value Imprv Value Value Limitation Adj (−) Net Appraised (Assessed) Taxable Value Total Tax Source
2026 Pre $1,329,936 $1,329,936 — −$620,636 $709,300 $709,300 Not yet — post-cert Preliminary
2025 $591,083 $591,083 — — $591,083 $591,083 ~$11,432 Partial
2024 $234,000 $292,500 — — $234,000 $234,000 $4,675 Verified
Data sources: 2025 — TCAD Certified Appraisal Export (Appraisal: Certified — this describes property value data, not tax billing; see each row's Source column above for billing confidence). 2021–2024 values — Texas Comptroller Annual Jurisdiction Roll (AJR). 2021–2024 tax — sourced directly from Travis County Tax Office billing records (Verified); this is a comprehensive countywide billing load, not a rate-based estimate or portal receipt. See the "2021–24 billing" badge above for this specific parcel's coverage. 2026 — TCAD Preliminary Export, June 9, 2026 (Preliminary — subject to change until July 25, 2026 certification). The totals above are what's Verified for 2021–2024. This page's per-entity billing breakdown (the "2025 Tax by Entity" table) is shown for 2025 only. ! = assessed value exceeds market value in source data — known AJR data quality issue. "Value Limitation Adj" is the same homestead-cap deduction shown in the Current Values panel, computed per year as Market − Assessed. TCAD's own page also shows "Special Use Land Market" and "Special Use Exclusion" — not in Parcelytics' dataset, so they're omitted here rather than shown as $0 (see Current Values panel note).
Value Trend
Market Value vs. Taxable Value gap up to 46.7%
The gap between these two lines is a homestead cap or exemption reducing what's actually taxed below the certified market value -- not a data error. Same market_value / taxable_value figures as the Value History table above.
Year-over-Year Growth & Assessment Metrics
Year MktVal YoY Assessed YoY Asmt Ratio Eff. Tax Rate Coverage
2026 +125.0% ! +20.0% 53.3% Not available Partial
2025 +152.6% ! +152.6% ~100% Not available Partial
2024 base year — ~100% No billing data Verified
Cumulative market value growth (earliest valid year → 2025): +152.6%
Verified = 2025 data with real billing. Partial = 2021–2024 rows in this table reflect AJR appraisal values; billing fields in this table aren't populated for those years (see the Value & Tax History table above for verified 2021–2024 billing). YoY = year-over-year percent change. Assessment ratio = assessed ÷ market.
Annual Trends Tax billing 2025 only
12 Month Hist. Avg Forecast Avg Peak When Trough When
Market Value Growth +125.0% +138.8% +138.4% +152.6% 2025 +125.0% 2026
Assessment Ratio 53.3% 84.4% — 100.0% 2024 53.3% 2026
Effective Tax Rate (2025) 1.9300% 1.9300% — 1.9300% 2025 1.9300% 2025
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed 		$11,432 $8,054 ~$462,850 $11,432 2025 $4,675 2024
12 Month = most recent available year-over-year figure (2025→2026 preliminary if loaded, else 2024→2025). Hist. Avg = average across available AJR 2021–2026 data. Forecast Avg = average of 5-year projection (estimated, not a recorded value). Peak / Trough = highest / lowest observed in the dataset; "When" = year it occurred.
Risk Indicators
Risk Indicators
!
Large Value Jump

Market value changed by 153% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.

6-Year Projection Estimates Only
5-Year Tax Projection — Scenario Bands ⓘ Estimates Only
Show illustrative scenario:
Year ~Mkt Value ~Assessed ~Rate ~Ann. Tax Value Δ
2027 ~$3,170,576 ~$3,170,576 ~1.7948% ~$56,905 +138.4%
2028 ~$7,558,674 ~$7,558,674 ~1.6555% ~$125,133 +468.3%
2029 ~$18,019,929 ~$18,019,929 ~1.5162% ~$273,216 +1254.9%
2030 ~$42,959,628 ~$42,959,628 ~1.3769% ~$591,506 +3130.2%
2031 ~$102,416,034 ~$102,416,034 ~1.2376% ~$1,267,489 +7600.8%
These are illustrative scenarios, not statistical confidence ranges. ¹ Based on 2021–2026 preliminary trend, projected forward from 2026. Low: CAGR −2 pp, rates flat. Base: historical CAGR + rate trend (avg YoY change, 2021–2025). High: CAGR +2 pp, rates trend ×1.5. Actual values set by TCAD appraisal and taxing budgets each year.
Formula (per year i = 1–5 years ahead of the baseline year above): Market Value = Base Market × (1 + CAGR)i. Assessed Value = min(Base Assessed × 1.10i, Market Value) if this parcel carries a homestead cap, else = Market Value. Rate = max(0%, Current Combined Rate + Avg. Annual Rate Change × band multiplier × i). Est. Tax = Assessed Value × Rate ÷ 100. Band multiplier: Low = 0 (flat rates), Base = 1.0, High = 1.5. CAGR: Base = observed value CAGR over the baseline window; Low = max(−5%, Base − 2 pp); High = Base + 2 pp.
Documents & Sources
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 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 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 —
Every row above is a real source that fed this specific parcel's page — not a static list. Sources that don't apply to this parcel (e.g. no delinquency on file) are simply omitted rather than shown empty. See the About page for the site-wide summary of these same sources.