SCARLET MAPLE LN 78669
| Owner | CASTLETOP CAPITAL RUTTER L P |
|---|---|
| Parcel ID | 0531090129 |
| Short ID | 971982 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 920,249 SF |
| Acres | 21.126 |
| Year Built | — |
| Legal | WEST CYPRESS HILLS PHS 2 SEC 6 BLK A LOT 26 |
| Neighborhood | P5165 |
| Land | $5,202 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,202 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $5,202 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,202 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,402 |
| Net Appraised (assessed) | $1,800 |
| Taxable Value | $1,800 |
|---|
Appreciation: Market value has risen +700.3% from $650 (2023) to $5,202 (2025), a CAGR of 182.9% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 7 taxing entities is 2.6620% in 2025 (+0.0309% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $48. Lake Travis ISD is the largest single contributor, at 41.6% of the total 2025 levy.
Assessment Gap: Assessed value ($1,800) is $3,402 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 ($5,202 land vs $0 improvements), about $0/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 $5,202, this parcel sits in the bottom quartile (<25th 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 +100.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $166,571 by 2031, with an estimated annual tax burden around $3,998. 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% | $18.71 | $18.71 | Paid |
| WCR Cypress Ranch WCID # 1 | 0.8870% | 0.8870% | 0.8675% | 0.8675% | 0.8675% | +0.0000% | $15.62 | $15.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6.77 | $6.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2.12 | $2.12 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1.43 | $1.43 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $0.20 | $0.20 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $0.17 | $0.17 | Paid |
| Combined Rate | 2.8713% | 2.7557% | 2.5840% | 2.6311% | 2.6620% | +0.0309% | $45.02 | $45.02 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $18.71 | 41.6% |
| WCR Cypress Ranch WCID # 1 | 0.8675% | $15.62 | 34.7% |
| TCO Travis County | 0.3758% | $6.77 | 15.0% |
| THD Travis Central Health | 0.1180% | $2.12 | 4.7% |
| E06 Travis County ESD # 06 | 0.0904% | $1.43 | 3.2% |
| E08 Travis County ESD # 08 | 0.0930% | $0.20 | 0.4% |
| E16 Travis County ESD # 16 | 0.0775% | $0.17 | 0.4% |
| Total | 2.6620% | $45.02 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,202 | $5,202 | +0.0% |
| Assessed Value | $2,160 | $1,800 | +20.0% |
| Land Value | $5,202 | $5,202 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,160 | $1,800 | +20.0% |
| HS Cap Loss | -$3,042 | — | |
| Total Tax 2026 = estimate |
~$58
Estimated
|
~$45
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $5,202 | $5,202 | — | −$3,042 | $2,160 | $2,160 | Not yet — post-cert | Preliminary |
| 2025 | $5,202 | $5,202 | — | −$3,402 | $1,800 | $1,800 | ~$45 | Partial |
| 2024 | $1,500 | $1,500 | — | — | $1,500 | $1,500 | $37 | Verified |
| 2023 | $650 | $650 | — | — | $650 | $650 | $16 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 41.5% | Not available | Partial |
| 2025 | +246.8% ! | +20.0% | 34.6% | Not available | Partial |
| 2024 | +130.8% ! | +130.8% | ~100% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +700.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +125.9% | +100.0% | +246.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 41.5% | 69.0% | — | 100.0% | 2023 | 34.6% | 2025 |
| Effective Tax Rate (2025) | 0.8700% | 0.8700% | — | 0.8700% | 2025 | 0.8700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$45 | $33 | ~$1,577 | $45 | 2025 | $16 | 2023 |
Market value changed by 131% 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 | ~$10,405 | ~$10,405 | ~2.6097% | ~$272 | +100.0% |
| 2028 | ~$20,813 | ~$20,813 | ~2.5573% | ~$532 | +300.1% |
| 2029 | ~$41,632 | ~$41,632 | ~2.5050% | ~$1,043 | +700.3% |
| 2030 | ~$83,275 | ~$83,275 | ~2.4527% | ~$2,042 | +1500.8% |
| 2031 | ~$166,571 | ~$166,571 | ~2.4004% | ~$3,998 | +3102.1% |
| 2027 | ~$10,301 | ~$10,301 | ~2.6620% | ~$274 | +98.0% |
| 2028 | ~$20,399 | ~$20,399 | ~2.6620% | ~$543 | +292.1% |
| 2029 | ~$40,396 | ~$40,396 | ~2.6620% | ~$1,075 | +676.5% |
| 2030 | ~$79,994 | ~$79,994 | ~2.6620% | ~$2,129 | +1437.8% |
| 2031 | ~$158,408 | ~$158,408 | ~2.6620% | ~$4,217 | +2945.1% |
| 2027 | ~$10,509 | ~$10,509 | ~2.5835% | ~$271 | +102.0% |
| 2028 | ~$21,232 | ~$21,232 | ~2.5050% | ~$532 | +308.2% |
| 2029 | ~$42,893 | ~$42,893 | ~2.4265% | ~$1,041 | +724.5% |
| 2030 | ~$86,656 | ~$86,656 | ~2.3480% | ~$2,035 | +1565.8% |
| 2031 | ~$175,066 | ~$175,066 | ~2.2696% | ~$3,973 | +3265.4% |
In 2025, this property's market value of $5,202 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -94% 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 | $5,202 | $24,862 | $84,423 | $362,804 | ↓ Bottom 25% | +2.1% |
| 2024 | $1,500 | $23,000 | $66,000 | $328,966 | ↓ Bottom 25% | +0.0% |
| 2023 | $650 | $24,692 | $71,500 | $270,000 | ↓ Bottom 25% | +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 | — |