12405 MONTANA SPRINGS DR TX 78654
| Owner | BUDCO HOLDINGS LTD |
|---|---|
| Parcel ID | 0526050303 |
| Short ID | 514087 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 80,962 SF |
| Acres | 1.859 |
| Year Built | — |
| Legal | LOT 32 CANYON RIDGE SPRINGS PHS 1 |
| Neighborhood | T2840 |
| Land | $74,344 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $74,344 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $74,344 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $74,344 |
| Value Limitation Adjustment (−) (homestead cap) | −$34,198 |
| Net Appraised (assessed) | $40,146 |
| Taxable Value | $40,146 |
|---|
Appreciation: Market value has risen +166.7% from $27,879 (2021) to $74,344 (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 $756. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($40,146) is $34,198 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 ($74,344 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 $74,344, 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 +58.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,787,900 by 2031, with an estimated annual tax burden around $44,623. 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% | $436.35 | $436.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $150.89 | $150.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $47.38 | $47.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $41.51 | $41.51 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $40.15 | $40.15 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $40.13 | $40.13 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $756.41 | $756.41 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $436.35 | 57.7% |
| TCO Travis County | 0.3758% | $150.89 | 19.9% |
| THD Travis Central Health | 0.1180% | $47.38 | 6.3% |
| ACT Austin Community College | 0.1034% | $41.51 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $40.15 | 5.3% |
| E07 Travis County ESD # 07 | 0.1000% | $40.13 | 5.3% |
| Total | 1.8841% | $756.41 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $278,790 | $74,344 | +275.0% |
| Assessed Value | $48,175 | $40,146 | +20.0% |
| Land Value | $278,790 | $74,344 | +275.0% |
| Improvement Value | — | — | — |
| Taxable Value | $48,175 | $40,146 | +20.0% |
| HS Cap Loss | -$230,615 | — | |
| Total Tax 2026 = estimate |
~$908
Estimated
|
~$756
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $278,790 | $278,790 | — | −$230,615 | $48,175 | $48,175 | Not yet — post-cert | Preliminary |
| 2025 | $74,344 | $74,344 | — | −$34,198 | $40,146 | $40,146 | ~$756 | Partial |
| 2024 | $74,344 | $74,344 | — | −$40,889 | $33,455 | $33,455 | $613 | Verified |
| 2023 | $27,879 | $27,879 | — | — | $27,879 | $27,879 | $501 | Verified |
| 2022 | $27,879 | $27,879 | — | — | $27,879 | $27,879 | $549 | Verified |
| 2021 | $27,879 | $27,879 | — | — | $27,879 | $27,879 | $589 | 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 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~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% | +88.3% | +58.5% | +275.0% | 2026 | +0.0% | 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 |
$756 | $601 | ~$22,655 | $756 | 2025 | $501 | 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 | ~$441,852 | ~$441,852 | ~1.8274% | ~$8,075 | +58.5% |
| 2028 | ~$700,289 | ~$700,289 | ~1.7707% | ~$12,400 | +151.2% |
| 2029 | ~$1,109,883 | ~$1,109,883 | ~1.7140% | ~$19,023 | +298.1% |
| 2030 | ~$1,759,046 | ~$1,759,046 | ~1.6573% | ~$29,153 | +531.0% |
| 2031 | ~$2,787,900 | ~$2,787,900 | ~1.6006% | ~$44,623 | +900.0% |
| 2027 | ~$436,277 | ~$436,277 | ~1.8841% | ~$8,220 | +56.5% |
| 2028 | ~$682,726 | ~$682,726 | ~1.8841% | ~$12,863 | +144.9% |
| 2029 | ~$1,068,394 | ~$1,068,394 | ~1.8841% | ~$20,130 | +283.2% |
| 2030 | ~$1,671,922 | ~$1,671,922 | ~1.8841% | ~$31,501 | +499.7% |
| 2031 | ~$2,616,379 | ~$2,616,379 | ~1.8841% | ~$49,296 | +838.5% |
| 2027 | ~$447,428 | ~$447,428 | ~1.7991% | ~$8,050 | +60.5% |
| 2028 | ~$718,074 | ~$718,074 | ~1.7140% | ~$12,308 | +157.6% |
| 2029 | ~$1,152,433 | ~$1,152,433 | ~1.6289% | ~$18,772 | +313.4% |
| 2030 | ~$1,849,531 | ~$1,849,531 | ~1.5439% | ~$28,554 | +563.4% |
| 2031 | ~$2,968,301 | ~$2,968,301 | ~1.4588% | ~$43,302 | +964.7% |
In 2025, this property's market value of $74,344 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -12% 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 | $74,344 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $74,344 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $27,879 | $24,692 | $71,500 | $270,000 | ↓ Below median | +0.0% |
| 2022 | $27,879 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| 2021 | $27,879 | $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 | — |