1120 ETERNITY TER 78746
| Owner | LOST CREEK MARSHALL DEVELOPMENT INC |
|---|---|
| Parcel ID | 0113230320 |
| Short ID | 978812 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 20,776 SF |
| Acres | 0.477 |
| Year Built | — |
| Legal | MARSHALL RANCH SUBD BLK A LOT 24 (1-D-1W) |
| Neighborhood | N15000 |
| Land | $158,729 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $158,729 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $158,729 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $158,729 |
| Value Limitation Adjustment (−) (homestead cap) | −$158,680 |
| Net Appraised (assessed) | $49 |
| Taxable Value | $49 |
|---|
Tax Burden: The combined rate across 5 taxing entities is 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1. Eanes ISD is the largest single contributor, at 42.6% of the total 2025 levy.
Assessment Gap: Assessed value ($49) is $158,680 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($158,729 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 $158,729, this parcel sits in the bottom quartile (<25th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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.
No delinquent taxes on record.
Market value changed by 260% in 2026, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $1,320.94 | $1,320.94 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $831.77 | $831.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $596.58 | $596.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $187.34 | $187.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $164.13 | $164.13 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $3,100.76 | $3,100.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $570,782 | $158,729 | +259.6% |
| Assessed Value | $570,782 | $49 | +1164761.2% |
| Land Value | $713,477 | $158,729 | +349.5% |
| Improvement Value | — | — | — |
| Taxable Value | $570,782 | $49 | +1164761.2% |
| Total Tax 2026 = estimate |
~$11,150
Estimated
|
~$3,101
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $570,782 | $570,782 | +0 (+0.0%) |
| Taxable Value | $570,782 | $570,782 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $570,782 | $713,477 | — | — | $570,782 | $570,782 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $158,729 | $158,729 | — | −$158,680 | $49 | $49 | ~$3,101 | Partial |
| 2024 | $— | — | — | — | — | $— | $2,836 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +259.6% ! | +1164761.2% | ~100% | Not available | Partial |
| 2025 | +1.6% | +8.9% | 0.0% | Not available | Partial |
| 2024 | base year | — | 0.0% | 1.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +259.6% | +259.6% | — | +259.6% | 2026 | +259.6% | 2026 |
| Assessment Ratio | 100.0% | 50.0% | — | 100.0% | 2026 | 0.0% | 2025 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,101 | $3,101 | — | $3,101 | 2025 | $3,101 | 2025 |
In 2025, this property's market value of $158,729 places it in the bottom 25% for Agricultural properties in Travis County (7602 comparable) — -73% below the county median of $597,708. Agricultural here is the broad TCAD category — every agricultural 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 | $158,729 | $207,536 | $597,708 | $1,442,275 | ↓ Bottom 25% | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
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.