13608 HUNTERS PASS TX 78734
| Owner | GEMMER FAMILY TRUST I & II |
|---|---|
| Parcel ID | 0143550461 |
| Short ID | 143146 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 24,729 SF |
| Acres | 0.568 |
| Year Built | — |
| Legal | LOT 38 BLK W APACHE SHORES SEC 6 |
| Neighborhood | R4007 |
| Land | $322,549 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $322,549 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $322,549 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $322,549 |
| Value Limitation Adjustment (−) (homestead cap) | −$7,549 |
| Net Appraised (assessed) | $315,000 |
| Taxable Value | $315,000 |
|---|
Appreciation: Market value has risen +104.8% from $157,500 (2021) to $322,549 (2025), a CAGR of 19.6% 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 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,115. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($315,000) is $7,549 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 100% of market value ($322,549 land vs $0 improvements), about $13/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 $322,549, this parcel sits in the upper-middle (50th–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 +15.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $660,558 by 2031, with an estimated annual tax burden around $9,280. 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% | $3,275.06 | $3,275.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,183.91 | $1,183.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $371.77 | $371.77 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $284.76 | $284.76 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $5,115.50 | $5,115.50 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $3,275.06 | 64.0% |
| TCO Travis County | 0.3758% | $1,183.91 | 23.1% |
| THD Travis Central Health | 0.1180% | $371.77 | 7.3% |
| E06 Travis County ESD # 06 | 0.0904% | $284.76 | 5.6% |
| Total | 1.6240% | $5,115.50 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $322,549 | $322,549 | +0.0% |
| Assessed Value | $322,549 | $315,000 | +2.4% |
| Land Value | $322,549 | $322,549 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $322,549 | $315,000 | +2.4% |
| Total Tax 2026 = estimate |
~$5,238
Estimated
|
~$5,116
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $322,549 | $322,549 | — | — | $322,549 | $322,549 | Not yet — post-cert | Preliminary |
| 2025 | $322,549 | $322,549 | — | −$7,549 | $315,000 | $315,000 | ~$5,116 | Partial |
| 2024 | $262,500 | $262,500 | — | — | $262,500 | $262,500 | $4,215 | Verified |
| 2023 | $315,000 | $315,000 | — | — | $315,000 | $315,000 | $4,922 | Verified |
| 2022 | $315,000 | $315,000 | — | — | $315,000 | $315,000 | $5,405 | Verified |
| 2021 | $157,500 | $157,500 | — | — | $157,500 | $157,500 | $2,834 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +2.4% | ~100% | Not available | Partial |
| 2025 | +22.9% | +20.0% | 97.7% | Not available | Partial |
| 2024 | -16.7% | -16.7% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +100.0% ! | +100.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +104.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +21.2% | +15.4% | +100.0% | 2022 | -16.7% | 2024 |
| Assessment Ratio | 100.0% | 99.6% | — | 100.0% | 2021 | 97.7% | 2025 |
| Effective Tax Rate (2025) | 1.5900% | 1.5900% | — | 1.5900% | 2025 | 1.5900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,116 | $4,498 | ~$7,491 | $5,405 | 2022 | $2,834 | 2021 |
Market value changed by 100% 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 | ~$372,271 | ~$372,271 | ~1.5801% | ~$5,882 | +15.4% |
| 2028 | ~$429,657 | ~$429,657 | ~1.5363% | ~$6,601 | +33.2% |
| 2029 | ~$495,889 | ~$495,889 | ~1.4925% | ~$7,401 | +53.7% |
| 2030 | ~$572,332 | ~$572,332 | ~1.4487% | ~$8,291 | +77.4% |
| 2031 | ~$660,558 | ~$660,558 | ~1.4048% | ~$9,280 | +104.8% |
| 2027 | ~$365,820 | ~$365,820 | ~1.6240% | ~$5,941 | +13.4% |
| 2028 | ~$414,895 | ~$414,895 | ~1.6240% | ~$6,738 | +28.6% |
| 2029 | ~$470,554 | ~$470,554 | ~1.6240% | ~$7,642 | +45.9% |
| 2030 | ~$533,680 | ~$533,680 | ~1.6240% | ~$8,667 | +65.5% |
| 2031 | ~$605,274 | ~$605,274 | ~1.6240% | ~$9,829 | +87.7% |
| 2027 | ~$378,722 | ~$378,722 | ~1.5582% | ~$5,901 | +17.4% |
| 2028 | ~$444,677 | ~$444,677 | ~1.4925% | ~$6,637 | +37.9% |
| 2029 | ~$522,118 | ~$522,118 | ~1.4267% | ~$7,449 | +61.9% |
| 2030 | ~$613,046 | ~$613,046 | ~1.3610% | ~$8,344 | +90.1% |
| 2031 | ~$719,809 | ~$719,809 | ~1.2953% | ~$9,323 | +123.2% |
In 2025, this property's market value of $322,549 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $322,549 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $262,500 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $315,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $315,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $157,500 | $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 | — |