6409 TURNER COACH TRL 78610
| Owner | MENARD DJESSY |
|---|---|
| Parcel ID | 0453070322 |
| Short ID | 972218 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 5,400 SF |
| Acres | 0.124 |
| Year Built | — |
| Legal | TURNERS CROSSING NORTH PHS 2 BLK E LOT 34 |
| Neighborhood | H1501 |
| Land | $62,881 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $62,881 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $50,305 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $50,305 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $50,305 |
| Taxable Value | $50,305 |
|---|
Appreciation: Market value has risen +67.7% from $30,000 (2023) to $50,305 (2025), a CAGR of 29.5% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 0.7973% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $401. P11G is the largest single contributor, at 85.4% 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 125% of market value ($62,881 land vs $0 improvements), about $12/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 $50,305, this parcel sits in the lower-middle (25th–50th 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 +141.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $34,560,512 by 2031, with an estimated annual tax burden around $5,615. 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 |
|---|---|---|---|---|---|---|---|---|---|
| P11G | — | — | — | — | — | — | $2,343.33 | $2,343.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $189.07 | $189.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $59.37 | $59.37 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $52.02 | $52.02 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $50.31 | $50.31 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $50.31 | $50.31 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $2,744.41 | $2,744.41 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| P11G | — | $2,343.33 | 85.4% |
| TCO Travis County | 0.3758% | $189.07 | 6.9% |
| THD Travis Central Health | 0.1180% | $59.37 | 2.2% |
| ACT Austin Community College | 0.1034% | $52.02 | 1.9% |
| E11 Travis County ESD # 11 | 0.1000% | $50.31 | 1.8% |
| E15 Travis County ESD # 15 | 0.1000% | $50.31 | 1.8% |
| Total | 0.7973% 5 of 6 | $2,744.41 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $421,860 | $50,305 | +738.6% |
| Assessed Value | $421,860 | $50,305 | +738.6% |
| Land Value | $62,881 | $62,881 | +0.0% |
| Improvement Value | $358,979 | — | — |
| Taxable Value | $421,860 | $50,305 | +738.6% |
| Exemptions | HS | None | |
| Total Tax 2026 = estimate |
~$3,363
Estimated
|
~$2,744
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $421,860 | $62,881 | $358,979 | — | $421,860 | $421,860 | Not yet — post-cert | Preliminary |
| 2025 | $50,305 | $62,881 | — | — | $50,305 | $50,305 | ~$2,744 | Partial |
| 2024 | $48,000 | $60,000 | — | — | $48,000 | $48,000 | $3,122 | Verified |
| 2023 | $30,000 | $30,000 | — | — | $30,000 | $30,000 | $211 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +738.6% ! | +738.6% | ~100% | Not available | Partial |
| 2025 | +4.8% | +4.8% | ~100% | Not available | Partial |
| 2024 | +60.0% | +60.0% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +67.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +738.6% | +267.8% | +141.4% | +738.6% | 2026 | +4.8% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2023 | 100.0% | 2023 |
| Effective Tax Rate (2025) | 5.4600% | 5.4600% | — | 5.4600% | 2025 | 5.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,744 | $2,026 | ~$4,623 | $3,122 | 2024 | $211 | 2023 |
Market value changed by 739% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,018,241 | ~$464,046 | ~0.8031% | ~$3,727 | +141.4% |
| 2028 | ~$2,457,724 | ~$510,451 | ~0.8089% | ~$4,129 | +482.6% |
| 2029 | ~$5,932,195 | ~$561,496 | ~0.8147% | ~$4,575 | +1306.2% |
| 2030 | ~$14,318,509 | ~$617,645 | ~0.8206% | ~$5,068 | +3294.1% |
| 2031 | ~$34,560,512 | ~$679,410 | ~0.8264% | ~$5,615 | +8092.4% |
| 2027 | ~$1,009,804 | ~$464,046 | ~0.7973% | ~$3,700 | +139.4% |
| 2028 | ~$2,417,163 | ~$510,451 | ~0.7973% | ~$4,070 | +473.0% |
| 2029 | ~$5,785,950 | ~$561,496 | ~0.7973% | ~$4,477 | +1271.5% |
| 2030 | ~$13,849,800 | ~$617,645 | ~0.7973% | ~$4,924 | +3183.0% |
| 2031 | ~$33,152,194 | ~$679,410 | ~0.7973% | ~$5,417 | +7758.6% |
| 2027 | ~$1,026,679 | ~$464,046 | ~0.8060% | ~$3,740 | +143.4% |
| 2028 | ~$2,498,622 | ~$510,451 | ~0.8147% | ~$4,159 | +492.3% |
| 2029 | ~$6,080,884 | ~$561,496 | ~0.8235% | ~$4,624 | +1341.4% |
| 2030 | ~$14,799,016 | ~$617,645 | ~0.8322% | ~$5,140 | +3408.0% |
| 2031 | ~$36,016,289 | ~$679,410 | ~0.8409% | ~$5,713 | +8437.5% |
In 2025, this property's market value of $50,305 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -40% below 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 | $50,305 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $48,000 | $23,000 | $66,000 | $328,966 | ↓ Below median | +0.0% |
| 2023 | $30,000 | $24,692 | $71,500 | $270,000 | ↓ Below median | +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 | — |