3401 CARIBOU TRL TX 78735
| Owner | DEL VALLE LEONARDO MADRIGAL |
|---|---|
| Parcel ID | 0109340234 |
| Short ID | 108495 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 109,771 SF |
| Acres | 2.520 |
| Year Built | — |
| Legal | LOT 1 BLK E FOOTHILLS OF BARTON CREEK THE |
| Neighborhood | N6000 |
| Land | $878,566 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $878,566 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $878,566 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $878,566 |
| Value Limitation Adjustment (−) (homestead cap) | −$71,266 |
| Net Appraised (assessed) | $807,300 |
| Taxable Value | $807,300 |
|---|
Appreciation: Market value has risen +65.0% from $532,401 (2021) to $878,566 (2025), a CAGR of 13.3% 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 +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.7413% in 2025 (+0.0069% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $14,057. Austin ISD is the largest single contributor, at 53.1% of the total 2025 levy.
Assessment Gap: Assessed value ($807,300) is $71,266 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 ($878,566 land vs $0 improvements), about $8/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 $878,566, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, 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 +13.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,643,213 by 2030, with an estimated annual tax burden around $24,402. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $7,469.14 | $7,469.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,034.20 | $3,034.20 | Paid |
| W19 WCID # 19 | 0.2456% | 0.2049% | 0.1901% | 0.1772% | 0.1598% | -0.0174% | $1,290.07 | $1,290.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $952.80 | $952.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $834.75 | $834.75 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $476.31 | $476.31 | Paid |
| Combined Rate | 1.9463% | 1.7621% | 1.5935% | 1.7344% | 1.7413% | +0.0069% | $14,057.27 | $14,057.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,456,228 | $878,566 | +65.8% |
| Assessed Value | $968,760 | $807,300 | +20.0% |
| Land Value | $1,456,228 | $878,566 | +65.8% |
| Improvement Value | — | — | — |
| Taxable Value | $968,760 | $807,300 | +20.0% |
| HS Cap Loss | -$487,468 | — | |
| Total Tax 2026 = estimate |
~$16,869
Estimated
|
~$14,057
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,456,228 | $1,456,228 | +0 (+0.0%) |
| Taxable Value | $968,760 | $968,760 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,456,228 | $1,456,228 | — | −$487,468 | $968,760 | $968,760 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $878,566 | $878,566 | — | −$71,266 | $807,300 | $807,300 | ~$14,057 | Partial |
| 2024 | $— | — | — | — | $672,750 | $— | $11,668 | Verified |
| 2023 | $— | — | — | — | $672,750 | $— | $10,721 | Verified |
| 2022 | $— | — | — | — | $672,750 | $— | $11,855 | Verified |
| 2021 | $532,401 | — | — | — | $538,200 ! | $— | $10,475 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +65.8% | +20.0% | 66.5% | Not available | Partial |
| 2025 | +30.6% | +20.0% | 91.9% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.7300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5900% | Verified |
| 2022 | +25.0% | +25.0% | ~100% | 1.7600% | Verified |
| 2021 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +65.8% | +65.4% | +4.3% | +65.8% | 2026 | +65.0% | 2025 |
| Assessment Ratio | 66.5% | 86.5% | — | 101.1% | 2021 | 66.5% | 2026 |
| Effective Tax Rate (2025) | 1.6000% | 1.6000% | — | 1.6000% | 2025 | 1.6000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,057 | $12,266 | ~$20,461 | $14,057 | 2025 | $10,475 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$995,768 | ~$995,768 | ~1.6900% | ~$16,829 | +13.3% |
| 2027 | ~$1,128,605 | ~$1,128,605 | ~1.6388% | ~$18,495 | +28.5% |
| 2028 | ~$1,279,163 | ~$1,279,163 | ~1.5875% | ~$20,307 | +45.6% |
| 2029 | ~$1,449,806 | ~$1,449,806 | ~1.5363% | ~$22,273 | +65.0% |
| 2030 | ~$1,643,213 | ~$1,643,213 | ~1.4850% | ~$24,402 | +87.0% |
| 2026 | ~$978,197 | ~$978,197 | ~1.7413% | ~$17,033 | +11.3% |
| 2027 | ~$1,089,126 | ~$1,089,126 | ~1.7413% | ~$18,965 | +24.0% |
| 2028 | ~$1,212,635 | ~$1,212,635 | ~1.7413% | ~$21,115 | +38.0% |
| 2029 | ~$1,350,150 | ~$1,350,150 | ~1.7413% | ~$23,510 | +53.7% |
| 2030 | ~$1,503,259 | ~$1,503,259 | ~1.7413% | ~$26,176 | +71.1% |
| 2026 | ~$1,013,340 | ~$1,013,340 | ~1.6644% | ~$16,866 | +15.3% |
| 2027 | ~$1,168,788 | ~$1,168,788 | ~1.5875% | ~$18,555 | +33.0% |
| 2028 | ~$1,348,082 | ~$1,348,082 | ~1.5106% | ~$20,365 | +53.4% |
| 2029 | ~$1,554,880 | ~$1,554,880 | ~1.4338% | ~$22,293 | +77.0% |
| 2030 | ~$1,793,401 | ~$1,793,401 | ~1.3569% | ~$24,334 | +104.1% |
In 2025, this property's market value of $878,566 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× the county median of $85,028. 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 | $878,566 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $532,401 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | base yr |
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.