MOUNTAIN TOP CIR 78645
| Owner | SOPHY ANWAR & SALLIE BOULOS-SOPHY |
|---|---|
| Parcel ID | 0193600212 |
| Short ID | 965032 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 133,381 SF |
| Acres | 3.062 |
| Year Built | — |
| Legal | JUNIPER HILL SUBD LOT 1 |
| Neighborhood | _RGN150 |
| Land | $302,656 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $302,656 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $265,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $265,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $265,000 |
| Taxable Value | $265,000 |
|---|
Appreciation: Market value has fallen -20.1% from $331,841 (2023) to $265,000 (2025), a CAGR of -10.6% over 2 years. Growth has been relatively flat for this asset class. 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 +18.1%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,048. Leander ISD is the largest single contributor, at 47.6% 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 114% of market value ($302,656 land vs $0 improvements), about $2/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 $265,000, 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 -7.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $182,154 by 2031, with an estimated annual tax burden around $3,366. 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% | $2,880.29 | $2,880.29 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $1,054.97 | $1,054.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $995.99 | $995.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $312.76 | $312.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $274.01 | $274.01 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $265.00 | $265.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $264.91 | $264.91 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $6,047.93 | $6,047.93 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $2,880.29 | 47.6% |
| CJO City of Jonestown | 0.3981% | $1,054.97 | 17.4% |
| TCO Travis County | 0.3758% | $995.99 | 16.5% |
| THD Travis Central Health | 0.1180% | $312.76 | 5.2% |
| ACT Austin Community College | 0.1034% | $274.01 | 4.5% |
| E01 Travis County ESD # 01 | 0.1000% | $265.00 | 4.4% |
| E07 Travis County ESD # 07 | 0.1000% | $264.91 | 4.4% |
| Total | 2.2822% | $6,047.93 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $265,000 | $265,000 | +0.0% |
| Assessed Value | $265,000 | $265,000 | +0.0% |
| Land Value | $270,902 | $302,656 | -10.5% |
| Improvement Value | — | — | — |
| Taxable Value | $265,000 | $265,000 | +0.0% |
| Total Tax 2026 = estimate |
~$6,048
Estimated
|
~$6,048
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $265,000 | $270,902 | — | — | $265,000 | $265,000 | Not yet — post-cert | Preliminary |
| 2025 | $265,000 | $302,656 | — | — | $265,000 | $265,000 | ~$6,048 | Partial |
| 2024 | $265,000 | $302,656 | — | — | $265,000 | $265,000 | $5,894 | Verified |
| 2023 | $331,841 | $331,841 | — | — | $331,841 | $331,841 | $7,259 | 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 | -20.1% | -20.1% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -20.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -6.7% | -7.2% | +0.0% | 2025 | -20.1% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,048 | $6,400 | ~$4,330 | $7,259 | 2023 | $5,894 | 2024 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$245,858 | ~$245,858 | ~2.1953% | ~$5,397 | -7.2% |
| 2028 | ~$228,099 | ~$228,099 | ~2.1085% | ~$4,809 | -13.9% |
| 2029 | ~$211,622 | ~$211,622 | ~2.0216% | ~$4,278 | -20.1% |
| 2030 | ~$196,336 | ~$196,336 | ~1.9347% | ~$3,798 | -25.9% |
| 2031 | ~$182,154 | ~$182,154 | ~1.8478% | ~$3,366 | -31.3% |
| 2027 | ~$251,750 | ~$251,750 | ~2.2822% | ~$5,746 | -5.0% |
| 2028 | ~$239,162 | ~$239,162 | ~2.2822% | ~$5,458 | -9.8% |
| 2029 | ~$227,204 | ~$227,204 | ~2.2822% | ~$5,185 | -14.3% |
| 2030 | ~$215,844 | ~$215,844 | ~2.2822% | ~$4,926 | -18.5% |
| 2031 | ~$205,052 | ~$205,052 | ~2.2822% | ~$4,680 | -22.6% |
| 2027 | ~$251,158 | ~$251,158 | ~2.1519% | ~$5,405 | -5.2% |
| 2028 | ~$238,039 | ~$238,039 | ~2.0216% | ~$4,812 | -10.2% |
| 2029 | ~$225,606 | ~$225,606 | ~1.8912% | ~$4,267 | -14.9% |
| 2030 | ~$213,821 | ~$213,821 | ~1.7609% | ~$3,765 | -19.3% |
| 2031 | ~$202,653 | ~$202,653 | ~1.6306% | ~$3,304 | -23.5% |
In 2025, this property's market value of $265,000 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× 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 | $265,000 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $265,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $331,841 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 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 | 2023–2024 | 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 | 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 | — |