14116 FLAT TOP RANCH RD TX 78732
| Owner | DIGESUALDO ANTONIO & LORI |
|---|---|
| Parcel ID | 0145530104 |
| Short ID | 565382 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 120,074 SF |
| Acres | 2.757 |
| Year Built | — |
| Legal | LOT 255 BLK A STEINER RANCH PHS 1 SEC 6C |
| Neighborhood | U34WF |
| Land | $3,904,290 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,904,290 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,904,290 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,904,290 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,904,290 |
| Taxable Value | $3,904,290 |
|---|
Appreciation: Market value has risen +248.6% from $1,120,000 (2021) to $3,904,290 (2025), a CAGR of 36.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 8 taxing entities is 2.4942% in 2025 (+0.0820% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $97,380. Leander ISD is the largest single contributor, at 55.6% 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 ($3,904,290 land vs $0 improvements), about $33/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 $3,904,290, 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 +28.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $13,610,250 by 2031, with an estimated annual tax burden around $276,331. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $42,435.73 | $42,435.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,674.08 | $14,674.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,546.93 | $6,546.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,607.96 | $4,607.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,037.04 | $4,037.04 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $2,400.02 | $2,400.02 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $1,486.75 | $1,486.75 | Paid |
| WSR WCID # 17 (Steiner Ranch) | 0.2565% | 0.1887% | 0.1781% | 0.1531% | 0.1396% | -0.0135% | $109.01 | $109.01 | Paid |
| Combined Rate | 2.8653% | 2.5826% | 2.3729% | 2.4122% | 2.4942% | +0.0820% | $76,297.52 | $76,297.52 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $42,435.73 | 55.6% |
| TCO Travis County | 0.3758% | $14,674.08 | 19.2% |
| CAT City of Austin | 0.5240% | $6,546.93 | 8.6% |
| THD Travis Central Health | 0.1180% | $4,607.96 | 6.0% |
| ACT Austin Community College | 0.1034% | $4,037.04 | 5.3% |
| E06 Travis County ESD # 06 | 0.0904% | $2,400.02 | 3.1% |
| W17 WCID # 17 | 0.0560% | $1,486.75 | 1.9% |
| WSR WCID # 17 (Steiner Ranch) | 0.1396% | $109.01 | 0.1% |
| Total | 2.4942% | $76,297.52 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,904,290 | $3,904,290 | +0.0% |
| Assessed Value | $3,904,290 | $3,904,290 | +0.0% |
| Land Value | $3,904,290 | $3,904,290 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,904,290 | $3,904,290 | +0.0% |
| Total Tax 2026 = estimate |
~$97,380
Estimated
|
~$76,298
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $3,904,290 | $3,904,290 | — | — | $3,904,290 | $3,904,290 | Not yet — post-cert | Preliminary |
| 2025 | $3,904,290 | $3,904,290 | — | — | $3,904,290 | $3,904,290 | ~$76,298 | Partial |
| 2024 | $3,904,290 | $3,904,290 | — | — | $3,904,290 | $3,904,290 | $73,882 | Verified |
| 2023 | $1,120,000 | $1,120,000 | — | — | $1,120,000 | $1,120,000 | $20,738 | Verified |
| 2022 | $1,120,000 | $1,120,000 | — | — | $1,120,000 | $1,120,000 | $22,825 | Verified |
| 2021 | $1,120,000 | $1,120,000 | — | — | $1,120,000 | $1,120,000 | $24,594 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +248.6% ! | +248.6% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +248.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +49.7% | +28.4% | +248.6% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$76,298 | $43,667 | ~$190,666 | $76,298 | 2025 | $20,738 | 2023 |
Market value changed by 249% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$5,011,952 | ~$5,011,952 | ~2.4014% | ~$120,358 | +28.4% |
| 2028 | ~$6,433,861 | ~$6,433,861 | ~2.3086% | ~$148,534 | +64.8% |
| 2029 | ~$8,259,172 | ~$8,259,172 | ~2.2159% | ~$183,012 | +111.5% |
| 2030 | ~$10,602,330 | ~$10,602,330 | ~2.1231% | ~$225,097 | +171.6% |
| 2031 | ~$13,610,250 | ~$13,610,250 | ~2.0303% | ~$276,331 | +248.6% |
| 2027 | ~$4,933,866 | ~$4,933,866 | ~2.4942% | ~$123,060 | +26.4% |
| 2028 | ~$6,234,945 | ~$6,234,945 | ~2.4942% | ~$155,511 | +59.7% |
| 2029 | ~$7,879,123 | ~$7,879,123 | ~2.4942% | ~$196,520 | +101.8% |
| 2030 | ~$9,956,877 | ~$9,956,877 | ~2.4942% | ~$248,343 | +155.0% |
| 2031 | ~$12,582,543 | ~$12,582,543 | ~2.4942% | ~$313,832 | +222.3% |
| 2027 | ~$5,090,038 | ~$5,090,038 | ~2.3550% | ~$119,872 | +30.4% |
| 2028 | ~$6,635,901 | ~$6,635,901 | ~2.2159% | ~$147,042 | +70.0% |
| 2029 | ~$8,651,249 | ~$8,651,249 | ~2.0767% | ~$179,661 | +121.6% |
| 2030 | ~$11,278,666 | ~$11,278,666 | ~1.9375% | ~$218,529 | +188.9% |
| 2031 | ~$14,704,039 | ~$14,704,039 | ~1.7984% | ~$264,435 | +276.6% |
In 2025, this property's market value of $3,904,290 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 46× 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 | $3,904,290 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $3,904,290 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,120,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $1,120,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $1,120,000 | $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 | — |