12213 MONTANA SPRINGS DR TX 78654
| Owner | IGOE JOHN THOMAS |
|---|---|
| Parcel ID | 0524050307 |
| Short ID | 514034 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 101,034 SF |
| Acres | 2.319 |
| Year Built | — |
| Legal | LOT 37 CANYON RIDGE SPRINGS PHS 1 |
| Neighborhood | T2840 |
| Land | $92,776 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $92,776 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $92,776 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $92,776 |
| Value Limitation Adjustment (−) (homestead cap) | −$42,677 |
| Net Appraised (assessed) | $50,099 |
| Taxable Value | $50,099 |
|---|
Appreciation: Market value has risen +166.7% from $34,791 (2021) to $92,776 (2025), a CAGR of 27.8% over 4 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 +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 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $944. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($50,099) is $42,677 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 ($92,776 land vs $0 improvements), about $1/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 $92,776, 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 +58.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,479,100 by 2031, with an estimated annual tax burden around $55,686. 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% | $544.53 | $544.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $188.29 | $188.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $59.13 | $59.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $51.80 | $51.80 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $50.10 | $50.10 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $50.08 | $50.08 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $943.93 | $943.93 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $544.53 | 57.7% |
| TCO Travis County | 0.3758% | $188.29 | 19.9% |
| THD Travis Central Health | 0.1180% | $59.13 | 6.3% |
| ACT Austin Community College | 0.1034% | $51.80 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $50.10 | 5.3% |
| E07 Travis County ESD # 07 | 0.1000% | $50.08 | 5.3% |
| Total | 1.8841% | $943.93 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $347,910 | $92,776 | +275.0% |
| Assessed Value | $60,119 | $50,099 | +20.0% |
| Land Value | $347,910 | $92,776 | +275.0% |
| Improvement Value | — | — | — |
| Taxable Value | $60,119 | $50,099 | +20.0% |
| HS Cap Loss | -$287,791 | — | |
| Total Tax 2026 = estimate |
~$1,133
Estimated
|
~$944
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $347,910 | $347,910 | — | −$287,791 | $60,119 | $60,119 | Not yet — post-cert | Preliminary |
| 2025 | $92,776 | $92,776 | — | −$42,677 | $50,099 | $50,099 | ~$944 | Partial |
| 2024 | $92,776 | $92,776 | — | −$51,027 | $41,749 | $41,749 | $765 | Verified |
| 2023 | $34,791 | $34,791 | — | — | $34,791 | $34,791 | $625 | Verified |
| 2022 | $29,607 | $34,791 | — | — | $29,607 | $29,607 | $583 | Verified |
| 2021 | $34,791 | $34,791 | — | — | $34,791 | $34,791 | $733 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +275.0% ! | +20.0% | 17.3% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 54.0% | Not available | Partial |
| 2024 | +166.7% ! | +20.0% | 45.0% | No billing data | Verified |
| 2023 | +17.5% | +17.5% | ~100% | No billing data | Verified |
| 2022 | -14.9% | -14.9% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +166.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +275.0% | +88.9% | +58.5% | +275.0% | 2026 | -14.9% | 2022 |
| Assessment Ratio | 17.3% | 69.4% | — | 100.0% | 2021 | 17.3% | 2026 |
| Effective Tax Rate (2025) | 1.0200% | 1.0200% | — | 1.0200% | 2025 | 1.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$944 | $730 | ~$28,271 | $944 | 2025 | $583 | 2022 |
Market value changed by 167% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$551,400 | ~$551,400 | ~1.8274% | ~$10,076 | +58.5% |
| 2028 | ~$873,910 | ~$873,910 | ~1.7707% | ~$15,474 | +151.2% |
| 2029 | ~$1,385,055 | ~$1,385,055 | ~1.7140% | ~$23,740 | +298.1% |
| 2030 | ~$2,195,164 | ~$2,195,164 | ~1.6573% | ~$36,380 | +531.0% |
| 2031 | ~$3,479,100 | ~$3,479,100 | ~1.6006% | ~$55,686 | +900.0% |
| 2027 | ~$544,442 | ~$544,442 | ~1.8841% | ~$10,258 | +56.5% |
| 2028 | ~$851,994 | ~$851,994 | ~1.8841% | ~$16,053 | +144.9% |
| 2029 | ~$1,333,279 | ~$1,333,279 | ~1.8841% | ~$25,121 | +283.2% |
| 2030 | ~$2,086,439 | ~$2,086,439 | ~1.8841% | ~$39,311 | +499.7% |
| 2031 | ~$3,265,054 | ~$3,265,054 | ~1.8841% | ~$61,518 | +838.5% |
| 2027 | ~$558,358 | ~$558,358 | ~1.7991% | ~$10,045 | +60.5% |
| 2028 | ~$896,106 | ~$896,106 | ~1.7140% | ~$15,359 | +157.6% |
| 2029 | ~$1,438,154 | ~$1,438,154 | ~1.6289% | ~$23,427 | +313.4% |
| 2030 | ~$2,308,083 | ~$2,308,083 | ~1.5439% | ~$35,634 | +563.4% |
| 2031 | ~$3,704,227 | ~$3,704,227 | ~1.4588% | ~$54,037 | +964.7% |
In 2025, this property's market value of $92,776 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +10% above 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 | $92,776 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $92,776 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $34,791 | $24,692 | $71,500 | $270,000 | ↓ Below median | +0.0% |
| 2022 | $29,607 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| 2021 | $34,791 | $8,000 | $22,000 | $81,900 | ↑ Above median | 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 | — |