11015 W STATE HY 71 TX 78736
| Owner | SCOTT FRANCES W ESTATE TRUST |
|---|---|
| Parcel ID | 0110570135 |
| Short ID | 359664 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 220,849 SF |
| Acres | 5.070 |
| Year Built | — |
| Legal | LOT 1 MADRONES THE |
| Neighborhood | P1030 |
| Land | $1,261,416 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,261,416 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $875,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $875,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$144,920 |
| Net Appraised (assessed) | $730,080 |
| Taxable Value | $730,080 |
|---|
Appreciation: Market value has risen +72.6% from $507,000 (2021) to $875,000 (2025), a CAGR of 14.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6126% in 2025 (+0.0216% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,773. Lake Travis ISD is the largest single contributor, at 64.5% of the total 2025 levy.
Assessment Gap: Assessed value ($730,080) is $144,920 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 144% of market value ($1,261,416 land vs $0 improvements), about $6/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 $875,000, 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 +14.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,730,845 by 2030, with an estimated annual tax burden around $24,196. 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.
Market value changed by 149% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $7,590.64 | $7,590.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,743.97 | $2,743.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $861.66 | $861.66 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $430.75 | $430.75 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $140.18 | $140.18 | Paid |
| Combined Rate | 1.7843% | 1.6940% | 1.5394% | 1.5910% | 1.6126% | +0.0216% | $11,767.20 | $11,767.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $875,000 | $875,000 | +0.0% |
| Assessed Value | $12,863 | $730,080 | -98.2% |
| Land Value | $1,131,865 | $1,261,416 | -10.3% |
| Improvement Value | — | — | — |
| Taxable Value | $12,863 | $730,080 | -98.2% |
| HS Cap Loss | -$862,137 | — | |
| Total Tax 2026 = estimate |
~$207
Estimated
|
~$11,767
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,131,865 | $875,000 | -256,865 (-22.7%) |
| Taxable Value | $12,863 | $12,863 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $875,000 | $1,131,865 | — | −$862,137 | $12,863 | $12,863 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $875,000 | $1,261,416 | — | −$144,920 | $730,080 | $730,080 | ~$11,767 | Partial |
| 2024 | $— | — | — | — | $1,261,416 | $— | $9,675 | Verified |
| 2023 | $— | — | — | — | $507,000 | $— | $7,801 | Verified |
| 2022 | $— | — | — | — | $507,000 | $— | $8,585 | Verified |
| 2021 | $507,000 | — | — | — | $507,000 | $— | $9,042 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +29.4% | -98.2% | 1.1% | Not available | Partial |
| 2025 | -30.6% | +20.0% | 83.4% | Not available | Partial |
| 2024 | +148.8% ! | +20.0% | 48.2% | 0.7700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.6900% | Verified |
| 2021 | base year | — | ~100% | 1.7800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +72.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +36.3% | +14.6% | +72.6% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 1.5% | 61.6% | — | 100.0% | 2021 | 1.5% | 2026 |
| Effective Tax Rate (2025) | 1.3400% | 1.3400% | — | 1.3400% | 2025 | 1.3400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,767 | $10,405 | ~$19,759 | $11,767 | 2025 | $9,042 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,002,901 | ~$1,002,901 | ~1.5696% | ~$15,742 | +14.6% |
| 2027 | ~$1,149,498 | ~$1,149,498 | ~1.5267% | ~$17,550 | +31.4% |
| 2028 | ~$1,317,523 | ~$1,317,523 | ~1.4838% | ~$19,549 | +50.6% |
| 2029 | ~$1,510,108 | ~$1,510,108 | ~1.4409% | ~$21,758 | +72.6% |
| 2030 | ~$1,730,845 | ~$1,730,845 | ~1.3979% | ~$24,196 | +97.8% |
| 2026 | ~$985,401 | ~$985,401 | ~1.6126% | ~$15,890 | +12.6% |
| 2027 | ~$1,109,732 | ~$1,109,732 | ~1.6126% | ~$17,895 | +26.8% |
| 2028 | ~$1,249,749 | ~$1,249,749 | ~1.6126% | ~$20,153 | +42.8% |
| 2029 | ~$1,407,434 | ~$1,407,434 | ~1.6126% | ~$22,696 | +60.8% |
| 2030 | ~$1,585,013 | ~$1,585,013 | ~1.6126% | ~$25,559 | +81.1% |
| 2026 | ~$1,020,401 | ~$1,020,401 | ~1.5482% | ~$15,798 | +16.6% |
| 2027 | ~$1,189,964 | ~$1,189,964 | ~1.4838% | ~$17,657 | +36.0% |
| 2028 | ~$1,387,703 | ~$1,387,703 | ~1.4194% | ~$19,697 | +58.6% |
| 2029 | ~$1,618,301 | ~$1,618,301 | ~1.3550% | ~$21,928 | +84.9% |
| 2030 | ~$1,887,219 | ~$1,887,219 | ~1.2906% | ~$24,357 | +115.7% |
In 2025, this property's market value of $875,000 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 | $875,000 | $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 | $507,000 | $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.