29801 MONTANA SPRINGS CV TX 78654
| Owner | SCHROEDER ERIKA |
|---|---|
| Parcel ID | 0524070302 |
| Short ID | 514043 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 127,569 SF |
| Acres | 2.929 |
| Year Built | — |
| Legal | LOT 54 CANYON RIDGE SPRINGS PHS 1 (2.002AC IN TRAVIS CO) |
| Neighborhood | T2840 |
| Land | $117,144 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $117,144 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $117,144 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $117,144 |
| Value Limitation Adjustment (−) (homestead cap) | −$53,886 |
| Net Appraised (assessed) | $63,258 |
| Taxable Value | $63,258 |
|---|
Appreciation: Market value has risen +166.7% from $43,929 (2021) to $117,144 (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 $1,192. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($63,258) is $53,886 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 ($117,144 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 $117,144, 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 $4,392,900 by 2031, with an estimated annual tax burden around $70,312. 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% | $467.54 | $467.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $161.67 | $161.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $50.77 | $50.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $44.48 | $44.48 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $43.02 | $43.02 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $43.00 | $43.00 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $810.48 | $810.48 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $467.54 | 57.7% |
| TCO Travis County | 0.3758% | $161.67 | 19.9% |
| THD Travis Central Health | 0.1180% | $50.77 | 6.3% |
| ACT Austin Community College | 0.1034% | $44.48 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $43.02 | 5.3% |
| E07 Travis County ESD # 07 | 0.1000% | $43.00 | 5.3% |
| Total | 1.8841% | $810.48 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $439,290 | $117,144 | +275.0% |
| Assessed Value | $75,910 | $63,258 | +20.0% |
| Land Value | $439,290 | $117,144 | +275.0% |
| Improvement Value | — | — | — |
| Taxable Value | $75,910 | $63,258 | +20.0% |
| HS Cap Loss | -$363,380 | — | |
| Total Tax 2026 = estimate |
~$1,430
Estimated
|
~$810
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $439,290 | $439,290 | — | −$363,380 | $75,910 | $75,910 | Not yet — post-cert | Preliminary |
| 2025 | $117,144 | $117,144 | — | −$53,886 | $63,258 | $63,258 | ~$810 | Partial |
| 2024 | $117,144 | $117,144 | — | −$81,298 | $35,846 | $35,846 | $657 | Verified |
| 2023 | $43,929 | $43,929 | — | −$14,057 | $29,872 | $29,872 | $537 | Verified |
| 2022 | $43,929 | $43,929 | — | −$14,057 | $29,872 | $29,872 | $588 | Verified |
| 2021 | $43,929 | $43,929 | — | — | $43,929 | $29,872 | $631 | 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% | +76.5% | 54.0% | Not available | Partial |
| 2024 | +166.7% ! | +20.0% | 30.6% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | 68.0% | No billing data | Verified |
| 2022 | +0.0% | -32.0% | 68.0% | 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% | +88.3% | +58.5% | +275.0% | 2026 | +0.0% | 2022 |
| Assessment Ratio | 17.3% | 56.3% | — | 100.0% | 2021 | 17.3% | 2026 |
| Effective Tax Rate (2025) | 0.6900% | 0.6900% | — | 0.6900% | 2025 | 0.6900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$810 | $644 | ~$35,697 | $810 | 2025 | $537 | 2023 |
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 | ~$696,228 | ~$696,228 | ~1.8274% | ~$12,723 | +58.5% |
| 2028 | ~$1,103,447 | ~$1,103,447 | ~1.7707% | ~$19,539 | +151.2% |
| 2029 | ~$1,748,845 | ~$1,748,845 | ~1.7140% | ~$29,975 | +298.1% |
| 2030 | ~$2,771,733 | ~$2,771,733 | ~1.6573% | ~$45,936 | +531.0% |
| 2031 | ~$4,392,900 | ~$4,392,900 | ~1.6006% | ~$70,312 | +900.0% |
| 2027 | ~$687,442 | ~$687,442 | ~1.8841% | ~$12,952 | +56.5% |
| 2028 | ~$1,075,773 | ~$1,075,773 | ~1.8841% | ~$20,269 | +144.9% |
| 2029 | ~$1,683,470 | ~$1,683,470 | ~1.8841% | ~$31,719 | +283.2% |
| 2030 | ~$2,634,451 | ~$2,634,451 | ~1.8841% | ~$49,637 | +499.7% |
| 2031 | ~$4,122,634 | ~$4,122,634 | ~1.8841% | ~$77,676 | +838.5% |
| 2027 | ~$705,014 | ~$705,014 | ~1.7991% | ~$12,684 | +60.5% |
| 2028 | ~$1,131,471 | ~$1,131,471 | ~1.7140% | ~$19,393 | +157.6% |
| 2029 | ~$1,815,891 | ~$1,815,891 | ~1.6289% | ~$29,580 | +313.4% |
| 2030 | ~$2,914,311 | ~$2,914,311 | ~1.5439% | ~$44,993 | +563.4% |
| 2031 | ~$4,677,157 | ~$4,677,157 | ~1.4588% | ~$68,230 | +964.7% |
In 2025, this property's market value of $117,144 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +39% 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 | $117,144 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $117,144 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $43,929 | $24,692 | $71,500 | $270,000 | ↓ Below median | +0.0% |
| 2022 | $43,929 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| 2021 | $43,929 | $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 | — |