MOREH PEAK PS
| Owner | FALCONER LLC |
|---|---|
| Parcel ID | 0518060136 |
| Short ID | 961933 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 987,462 SF |
| Acres | 22.669 |
| Year Built | — |
| Legal | PRESERVATION RANCH BLK A LOT 6 (1-D-1w) |
| Neighborhood | P5190 |
| Land | $2,795,669 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,795,669 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,795,669 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,795,669 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,793,040 |
| Net Appraised (assessed) | $2,629 |
| Taxable Value | $2,629 |
|---|
Appreciation: Market value has risen +34.0% from $2,085,548 (2022) to $2,795,669 (2025), a CAGR of 10.3% over 3 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 Agricultural parcel countywide rose +34.6%, so this parcel has lagged the broader agricultural market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $43. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($2,629) is $2,793,040 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($2,795,669 land vs $0 improvements), about $3/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 $2,795,669, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +0.8% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,241,691 by 2031, with an estimated annual tax burden around $31,492. 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% | $27.33 | $27.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9.88 | $9.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.10 | $3.10 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $2.38 | $2.38 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $42.69 | $42.69 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $27.33 | 64.0% |
| TCO Travis County | 0.3758% | $9.88 | 23.1% |
| THD Travis Central Health | 0.1180% | $3.10 | 7.3% |
| E06 Travis County ESD # 06 | 0.0904% | $2.38 | 5.6% |
| Total | 1.6240% | $42.69 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,153,555 | $2,795,669 | -23.0% |
| Assessed Value | $2,431 | $2,629 | -7.5% |
| Land Value | $2,153,555 | $2,795,669 | -23.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,431 | $2,629 | -7.5% |
| HS Cap Loss | -$2,151,124 | — | |
| Total Tax 2026 = estimate |
~$39
Estimated
|
~$43
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,153,555 | $2,153,555 | — | −$2,151,124 | $2,431 | $2,431 | Not yet — post-cert | Preliminary |
| 2025 | $2,795,669 | $2,795,669 | — | −$2,793,040 | $2,629 | $2,629 | ~$43 | Partial |
| 2024 | $2,795,669 | $2,795,669 | — | −$2,793,168 | $2,501 | $2,501 | $40 | Verified |
| 2023 | $2,085,548 | $2,085,548 | — | −$2,083,068 | $2,480 | $2,480 | $39 | Verified |
| 2022 | $2,085,548 | $2,085,548 | — | −$2,083,251 | $2,297 | $2,297 | $39 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -23.0% | -7.5% | 0.1% | Not available | Partial |
| 2025 | +0.0% | +5.1% | 0.1% | Not available | Partial |
| 2024 | +34.0% | +0.8% | 0.1% | No billing data | Verified |
| 2023 | +0.0% | +8.0% | 0.1% | No billing data | Verified |
| 2022 | base year | — | 0.1% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +34.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -23.0% | +2.8% | +0.8% | +34.0% | 2024 | -23.0% | 2026 |
| Assessment Ratio | 0.1% | 0.1% | — | 0.1% | 2022 | 0.1% | 2022 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$43 | $40 | ~$32,911 | $43 | 2025 | $39 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,170,900 | ~$2,170,900 | ~1.5801% | ~$34,303 | +0.8% |
| 2028 | ~$2,188,386 | ~$2,188,386 | ~1.5363% | ~$33,620 | +1.6% |
| 2029 | ~$2,206,012 | ~$2,206,012 | ~1.4925% | ~$32,924 | +2.4% |
| 2030 | ~$2,223,780 | ~$2,223,780 | ~1.4487% | ~$32,215 | +3.3% |
| 2031 | ~$2,241,691 | ~$2,241,691 | ~1.4048% | ~$31,492 | +4.1% |
| 2027 | ~$2,127,829 | ~$2,127,829 | ~1.6240% | ~$34,555 | -1.2% |
| 2028 | ~$2,102,411 | ~$2,102,411 | ~1.6240% | ~$34,142 | -2.4% |
| 2029 | ~$2,077,296 | ~$2,077,296 | ~1.6240% | ~$33,735 | -3.5% |
| 2030 | ~$2,052,482 | ~$2,052,482 | ~1.6240% | ~$33,332 | -4.7% |
| 2031 | ~$2,027,963 | ~$2,027,963 | ~1.6240% | ~$32,933 | -5.8% |
| 2027 | ~$2,213,972 | ~$2,213,972 | ~1.5582% | ~$34,499 | +2.8% |
| 2028 | ~$2,276,083 | ~$2,276,083 | ~1.4925% | ~$33,970 | +5.7% |
| 2029 | ~$2,339,937 | ~$2,339,937 | ~1.4267% | ~$33,385 | +8.7% |
| 2030 | ~$2,405,582 | ~$2,405,582 | ~1.3610% | ~$32,740 | +11.7% |
| 2031 | ~$2,473,070 | ~$2,473,070 | ~1.2953% | ~$32,033 | +14.8% |
In 2025, this property's market value of $2,795,669 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 5× the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural 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 | $2,795,669 | $179,824 | $561,432 | $1,355,511 | ↑ Top 25% | +0.0% |
| 2024 | $2,795,669 | $193,498 | $574,650 | $1,361,070 | ↑ Top 25% | +23.7% |
| 2023 | $2,085,548 | $150,007 | $423,072 | $1,000,412 | ↑ Top 25% | +0.0% |
| 2022 | $2,085,548 | $166,375 | $416,994 | $932,726 | ↑ Top 25% | +46.1% |
| 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 | 2022–2024 | 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 | 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 | — |