609 CAT HOLLOW CLUB DR TX 78669
| Owner | C&A BUILDERS INC |
|---|---|
| Parcel ID | 0160970114 |
| Short ID | 160104 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 39,796 SF |
| Acres | 0.914 |
| Year Built | — |
| Legal | LOT 10 CAT HOLLOW & ABS 385 SUR 801 HERONYMOS W ACR .1521 |
| Neighborhood | Q06WF |
| Land | $332,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $332,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $332,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $332,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$92,960 |
| Net Appraised (assessed) | $239,040 |
| Taxable Value | $239,040 |
|---|
Appreciation: Market value has risen +146.0% from $134,960 (2021) to $332,000 (2025), a CAGR of 25.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 1.7800% in 2025 (+0.0349% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,255. Lake Travis ISD is the largest single contributor, at 58.4% of the total 2025 levy.
Assessment Gap: Assessed value ($239,040) is $92,960 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 ($332,000 land vs $0 improvements), about $8/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 $332,000, 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 +19.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $816,716 by 2031, with an estimated annual tax burden around $12,268. 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% | $2,071.08 | $2,071.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $748.68 | $748.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $235.10 | $235.10 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $185.29 | $185.29 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $154.38 | $154.38 | Paid |
| VBR Village of Briarcliff | 0.1180% | 0.0738% | 0.0680% | 0.0691% | 0.0759% | +0.0068% | $151.19 | $151.19 | Paid |
| Combined Rate | 2.0023% | 1.8558% | 1.7014% | 1.7451% | 1.7800% | +0.0349% | $3,545.72 | $3,545.72 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $2,071.08 | 58.4% |
| TCO Travis County | 0.3758% | $748.68 | 21.1% |
| THD Travis Central Health | 0.1180% | $235.10 | 6.6% |
| E08 Travis County ESD # 08 | 0.0930% | $185.29 | 5.2% |
| E16 Travis County ESD # 16 | 0.0775% | $154.38 | 4.4% |
| VBR Village of Briarcliff | 0.0759% | $151.19 | 4.3% |
| Total | 1.7800% | $3,545.72 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $332,000 | $332,000 | +0.0% |
| Assessed Value | $239,040 | $239,040 | +0.0% |
| Land Value | $332,000 | $332,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $239,040 | $239,040 | +0.0% |
| HS Cap Loss | -$92,960 | — | |
| Total Tax 2026 = estimate |
~$4,255
Estimated
|
~$3,546
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $332,000 | $332,000 | — | −$92,960 | $239,040 | $239,040 | Not yet — post-cert | Preliminary |
| 2025 | $332,000 | $332,000 | — | −$92,960 | $239,040 | $239,040 | ~$3,546 | Partial |
| 2024 | $332,000 | $332,000 | — | — | $332,000 | $332,000 | $3,476 | Verified |
| 2023 | $337,400 | $337,400 | — | — | $337,400 | $337,400 | $5,741 | Verified |
| 2022 | $134,960 | $134,960 | — | — | $134,960 | $134,960 | $2,505 | Verified |
| 2021 | $134,960 | $134,960 | — | — | $134,960 | $134,960 | $2,702 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | 72.0% | Not available | Partial |
| 2025 | +0.0% | -28.0% | 72.0% | Not available | Partial |
| 2024 | -1.6% | -1.6% | ~100% | No billing data | Verified |
| 2023 | +150.0% ! | +150.0% | ~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): +146.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +29.7% | +19.7% | +150.0% | 2023 | -1.6% | 2024 |
| Assessment Ratio | 72.0% | 90.7% | — | 100.0% | 2021 | 72.0% | 2025 |
| Effective Tax Rate (2025) | 1.0700% | 1.0700% | — | 1.0700% | 2025 | 1.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,546 | $3,594 | ~$9,376 | $5,741 | 2023 | $2,505 | 2022 |
Market value changed by 150% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$397,489 | ~$397,489 | ~1.7244% | ~$6,854 | +19.7% |
| 2028 | ~$475,895 | ~$475,895 | ~1.6688% | ~$7,942 | +43.3% |
| 2029 | ~$569,768 | ~$569,768 | ~1.6133% | ~$9,192 | +71.6% |
| 2030 | ~$682,157 | ~$682,157 | ~1.5577% | ~$10,626 | +105.5% |
| 2031 | ~$816,716 | ~$816,716 | ~1.5021% | ~$12,268 | +146.0% |
| 2027 | ~$390,849 | ~$390,849 | ~1.7800% | ~$6,957 | +17.7% |
| 2028 | ~$460,128 | ~$460,128 | ~1.7800% | ~$8,190 | +38.6% |
| 2029 | ~$541,688 | ~$541,688 | ~1.7800% | ~$9,642 | +63.2% |
| 2030 | ~$637,705 | ~$637,705 | ~1.7800% | ~$11,351 | +92.1% |
| 2031 | ~$750,742 | ~$750,742 | ~1.7800% | ~$13,363 | +126.1% |
| 2027 | ~$404,129 | ~$404,129 | ~1.6966% | ~$6,857 | +21.7% |
| 2028 | ~$491,928 | ~$491,928 | ~1.6133% | ~$7,936 | +48.2% |
| 2029 | ~$598,801 | ~$598,801 | ~1.5299% | ~$9,161 | +80.4% |
| 2030 | ~$728,894 | ~$728,894 | ~1.4465% | ~$10,544 | +119.5% |
| 2031 | ~$887,249 | ~$887,249 | ~1.3632% | ~$12,095 | +167.2% |
In 2025, this property's market value of $332,000 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 | $332,000 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $332,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $337,400 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $134,960 | $15,000 | $55,000 | $180,000 | ↑ Above median | +100.0% |
| 2021 | $134,960 | $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 | — |