5900 KRAUSE LN TX 78738
| Owner | BARES BRIAN T & ASHLEY A |
|---|---|
| Parcel ID | 0111630109 |
| Short ID | 754110 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 189,899 SF |
| Acres | 4.359 |
| Year Built | — |
| Legal | LOT 133 BLK A SPANISH OAKS SEC 9 |
| Neighborhood | P1041 |
| Land | $1,626,027 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,626,027 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,626,027 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,626,027 |
| Value Limitation Adjustment (−) (homestead cap) | −$141,027 |
| Net Appraised (assessed) | $1,485,000 |
| Exemptions (−) (HS) | −$297,000 |
|---|---|
| Taxable Value | $1,188,000 |
Appreciation: Market value has risen +215.4% from $515,625 (2021) to $1,626,027 (2025), a CAGR of 33.3% 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 1.7969% in 2025 (-0.0032% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $21,347. Lake Travis ISD is the largest single contributor, at 55.1% of the total 2025 levy.
Assessment Gap: Assessed value ($1,485,000) is $141,027 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 ($1,626,027 land vs $0 improvements), about $9/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 $1,626,027, 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 +33.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,833,135 by 2030, with an estimated annual tax burden around $33,291. 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 96% in 2022, 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% | $10,889.15 | $10,889.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,059.13 | $4,059.13 | Paid |
| U6H West Travis County MUD # 6 | 0.3215% | 0.2663% | 0.2221% | 0.1945% | 0.1729% | -0.0216% | $2,334.15 | $2,334.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,274.65 | $1,274.65 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,220.39 | $1,220.39 | Paid |
| Combined Rate | 2.1208% | 1.9820% | 1.7846% | 1.8001% | 1.7969% | -0.0032% | $19,777.47 | $19,777.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,665,896 | $1,626,027 | +2.5% |
| Assessed Value | $1,485,000 | $1,485,000 | +0.0% |
| Land Value | $1,665,896 | $1,626,027 | +2.5% |
| Improvement Value | — | — | — |
| Taxable Value | $1,188,000 | $1,188,000 | +0.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$180,896 | — | |
| Total Tax 2026 = estimate |
~$21,347
Estimated
|
~$19,777
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,665,896 | $1,665,896 | +0 (+0.0%) |
| Taxable Value | $1,188,000 | $1,188,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,665,896 | $1,665,896 | — | −$180,896 | $1,485,000 | $1,188,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,626,027 | $1,626,027 | — | −$141,027 | $1,485,000 | $1,188,000 | ~$19,777 | Partial |
| 2024 | $— | — | — | — | $1,350,000 | $— | $19,137 | Verified |
| 2023 | $— | — | — | — | $1,350,000 | $— | $19,024 | Verified |
| 2022 | $— | — | — | — | $1,350,000 | $— | $21,874 | Verified |
| 2021 | $515,625 | — | — | — | $515,625 | $— | $10,935 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.5% | +0.0% | 89.1% | Not available | Partial |
| 2025 | +20.4% | +10.0% | 91.3% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.4200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4100% | Verified |
| 2022 | +96.4% ! | +96.4% | ~100% | 1.6200% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +136.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.5% | +109.0% | +32.6% | +215.4% | 2025 | +2.5% | 2026 |
| Assessment Ratio | 89.1% | 93.5% | — | 100.0% | 2021 | 89.1% | 2026 |
| Effective Tax Rate (2025) | 1.2200% | 1.2200% | — | 1.2200% | 2025 | 1.2200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,777 | $15,356 | ~$30,687 | $19,777 | 2025 | $10,935 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,166,837 | ~$1,633,500 | ~1.7159% | ~$28,029 | +33.3% |
| 2027 | ~$2,887,518 | ~$1,796,850 | ~1.6349% | ~$29,377 | +77.6% |
| 2028 | ~$3,847,894 | ~$1,976,535 | ~1.5539% | ~$30,714 | +136.6% |
| 2029 | ~$5,127,687 | ~$2,174,189 | ~1.4730% | ~$32,025 | +215.4% |
| 2030 | ~$6,833,135 | ~$2,391,607 | ~1.3920% | ~$33,291 | +320.2% |
| 2026 | ~$2,134,316 | ~$1,633,500 | ~1.7969% | ~$29,352 | +31.3% |
| 2027 | ~$2,801,495 | ~$1,796,850 | ~1.7969% | ~$32,287 | +72.3% |
| 2028 | ~$3,677,230 | ~$1,976,535 | ~1.7969% | ~$35,516 | +126.1% |
| 2029 | ~$4,826,717 | ~$2,174,189 | ~1.7969% | ~$39,067 | +196.8% |
| 2030 | ~$6,335,528 | ~$2,391,607 | ~1.7969% | ~$42,974 | +289.6% |
| 2026 | ~$2,199,357 | ~$1,633,500 | ~1.6754% | ~$27,368 | +35.3% |
| 2027 | ~$2,974,842 | ~$1,796,850 | ~1.5539% | ~$27,922 | +83.0% |
| 2028 | ~$4,023,758 | ~$1,976,535 | ~1.4325% | ~$28,313 | +147.5% |
| 2029 | ~$5,442,519 | ~$2,174,189 | ~1.3110% | ~$28,504 | +234.7% |
| 2030 | ~$7,361,528 | ~$2,391,607 | ~1.1895% | ~$28,449 | +352.7% |
In 2025, this property's market value of $1,626,027 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 19× 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 | $1,626,027 | $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 | $515,625 | $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.