9006 LIME CREEK RD TX
| Owner | SANMORE INVESTMENTS LLC |
|---|---|
| Parcel ID | 0178530102 |
| Short ID | 179298 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 240,033 SF |
| Acres | 5.510 |
| Year Built | — |
| Legal | N 295 FT AV OF LOT 19 LAKE TRAVIS SUBD NO 7 ABS 497 SUR 32 ACR 3.05 LEAVETT B |
| Neighborhood | T9020WF |
| Land | $1,104,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,104,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,104,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,104,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,104,000 |
| Taxable Value | $1,104,000 |
|---|
| Total Due | $22,621.86 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +70.8% from $646,331 (2021) to $1,104,000 (2025), a CAGR of 14.3% 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 6 taxing entities is 1.8620% in 2025 (+0.0423% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $20,556. Leander ISD is the largest single contributor, at 58.4% 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 ($1,104,000 land vs $0 improvements), about $5/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 $1,104,000, 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 +5.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,103,586 by 2031, with an estimated annual tax burden around $17,301. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $22,621.86 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +347 |
| Travis Central Health | 0.1080% | 0.1180% | +111 |
| Austin Community College | 0.1013% | 0.1034% | +23 |
| Village of Volente | 0.0791% | 0.0778% | -14 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
| Travis County ESD # 14 | 0.1000% | 0.1000% | +0 |
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% | $11,999.38 | $516.58 | $11,482.80 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,149.33 | $178.63 | $3,970.70 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,302.97 | $56.09 | $1,246.88 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,141.54 | $49.14 | $1,092.40 |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,104.00 | $47.53 | $1,056.47 |
| VVO Village of Volente | 0.0864% | 0.0700% | 0.0723% | 0.0791% | 0.0778% | -0.0013% | $858.91 | $36.98 | $821.93 |
| Combined Rate | 2.0974% | 1.9602% | 1.7849% | 1.8197% | 1.8620% | +0.0423% | $20,556.13 | $884.95 | $19,671.18 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $11,999.38 | 58.4% |
| TCO Travis County | 0.3758% | $4,149.33 | 20.2% |
| THD Travis Central Health | 0.1180% | $1,302.97 | 6.3% |
| ACT Austin Community College | 0.1034% | $1,141.54 | 5.6% |
| E14 Travis County ESD # 14 | 0.1000% | $1,104.00 | 5.4% |
| VVO Village of Volente | 0.0778% | $858.91 | 4.2% |
| Total | 1.8620% | $20,556.13 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $844,560 | $1,104,000 | -23.5% |
| Assessed Value | $844,560 | $1,104,000 | -23.5% |
| Land Value | $844,560 | $1,104,000 | -23.5% |
| Improvement Value | — | — | — |
| Taxable Value | $844,560 | $1,104,000 | -23.5% |
| Total Tax 2026 = estimate |
~$15,725
Estimated
|
$20,556 | ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $844,560 | $844,560 | — | — | $844,560 | $844,560 | Not yet — post-cert | Preliminary |
| 2025 | $1,104,000 | $1,104,000 | — | — | $1,104,000 | $1,104,000 | $20,556 | Verified |
| 2024 | $1,104,000 | $1,104,000 | — | −$213,000 | $891,000 | $891,000 | $16,214 | Verified |
| 2023 | $742,500 | $742,500 | — | — | $742,500 | $742,500 | $13,253 | Verified |
| 2022 | $646,346 | $646,346 | — | — | $646,346 | $646,346 | $12,670 | Verified |
| 2021 | $646,331 | $646,331 | — | — | $646,331 | $646,331 | $13,556 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -23.5% | -23.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +23.9% | ~100% | 1.8600% | Verified |
| 2024 | +48.7% | +20.0% | 80.7% | No billing data | Verified |
| 2023 | +14.9% | +14.9% | ~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): +70.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.5% | +8.0% | +5.5% | +48.7% | 2024 | -23.5% | 2026 |
| Assessment Ratio | 100.0% | 96.8% | — | 100.0% | 2021 | 80.7% | 2024 |
| Effective Tax Rate (2025) | 1.8600% | 1.8600% | — | 1.8600% | 2025 | 1.8600% | 2025 |
| Tax Amount | $20,556 | $15,250 | ~$16,698 | $20,556 | 2025 | $12,670 | 2022 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$890,975 | ~$890,975 | ~1.8031% | ~$16,065 | +5.5% |
| 2028 | ~$939,941 | ~$939,941 | ~1.7443% | ~$16,395 | +11.3% |
| 2029 | ~$991,598 | ~$991,598 | ~1.6854% | ~$16,712 | +17.4% |
| 2030 | ~$1,046,095 | ~$1,046,095 | ~1.6266% | ~$17,015 | +23.9% |
| 2031 | ~$1,103,586 | ~$1,103,586 | ~1.5677% | ~$17,301 | +30.7% |
| 2027 | ~$874,084 | ~$874,084 | ~1.8620% | ~$16,275 | +3.5% |
| 2028 | ~$904,640 | ~$904,640 | ~1.8620% | ~$16,844 | +7.1% |
| 2029 | ~$936,264 | ~$936,264 | ~1.8620% | ~$17,433 | +10.9% |
| 2030 | ~$968,994 | ~$968,994 | ~1.8620% | ~$18,042 | +14.7% |
| 2031 | ~$1,002,868 | ~$1,002,868 | ~1.8620% | ~$18,673 | +18.7% |
| 2027 | ~$907,866 | ~$907,866 | ~1.7737% | ~$16,103 | +7.5% |
| 2028 | ~$975,918 | ~$975,918 | ~1.6854% | ~$16,448 | +15.6% |
| 2029 | ~$1,049,071 | ~$1,049,071 | ~1.5971% | ~$16,755 | +24.2% |
| 2030 | ~$1,127,707 | ~$1,127,707 | ~1.5089% | ~$17,015 | +33.5% |
| 2031 | ~$1,212,237 | ~$1,212,237 | ~1.4206% | ~$17,221 | +43.5% |
In 2025, this property's market value of $1,104,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 13× 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 | $1,104,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,104,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $742,500 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $646,346 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $646,331 | $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 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |