806 THE LIVING END TX 78746
| Owner | WAY DAVID |
|---|---|
| Parcel ID | 0115250318 |
| Short ID | 115390 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 16,159 SF |
| Acres | 0.371 |
| Year Built | — |
| Legal | LOT 5 RESUB OF LOTS 10&11 KNOLLWOOD SUBD |
| Neighborhood | N5700 |
| Land | $355,796 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $355,796 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $355,796 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $355,796 |
| Value Limitation Adjustment (−) (homestead cap) | −$136,766 |
| Net Appraised (assessed) | $219,030 |
| Exemptions (−) (HS,OV65) | −$78,649 |
|---|---|
| Taxable Value | $140,381 |
Appreciation: Market value has risen +137.8% from $149,625 (2021) to $355,796 (2025), a CAGR of 24.2% 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 4 taxing entities is 0.6289% in 2025 (+0.0441% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $883. Travis County is the largest single contributor, at 54.1% of the total 2025 levy.
Assessment Gap: Assessed value ($219,030) is $136,766 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 ($355,796 land vs $0 improvements), about $22/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 $355,796, this parcel sits in the upper-middle (50th–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 +24.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,050,624 by 2030, with an estimated annual tax burden around $2,226. 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 186% 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $527.61 | $527.61 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $165.29 | $165.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $153.63 | $153.63 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $129.09 | $129.09 | Paid |
| Combined Rate | 0.6272% | 0.5570% | 0.5422% | 0.5848% | 0.6289% | +0.0441% | $975.62 | $975.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $578,546 | $355,796 | +62.6% |
| Assessed Value | $240,933 | $219,030 | +10.0% |
| Land Value | $578,546 | $355,796 | +62.6% |
| Improvement Value | — | — | — |
| Taxable Value | $157,404 | $140,381 | +12.1% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$337,613 | — | |
| Total Tax 2026 = estimate |
~$990
Estimated
|
~$976
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $578,546 | $578,546 | +0 (+0.0%) |
| Taxable Value | $157,903 | $157,404 | -499 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $578,546 | $578,546 | — | −$337,613 | $240,933 | $157,404 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $355,796 | $355,796 | — | −$136,766 | $219,030 | $140,381 | ~$976 | Partial |
| 2024 | $— | — | — | — | $427,500 | $— | $1,565 | Verified |
| 2023 | $— | — | — | — | $427,500 | $— | $1,252 | Verified |
| 2022 | $— | — | — | — | $427,500 | $— | $2,084 | Verified |
| 2021 | $149,625 | — | — | −$25 | $149,600 | $— | $2,128 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +62.6% | +10.0% | 41.6% | Not available | Partial |
| 2025 | -16.8% | +10.0% | 61.6% | Not available | Partial |
| 2024 | +0.0% | -53.4% | 46.6% | 0.3700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.2900% | Verified |
| 2022 | +185.8% ! | +185.8% | ~100% | 0.4900% | Verified |
| 2021 | base year | — | ~100% | 1.4200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +137.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +62.6% | +100.2% | +14.6% | +137.8% | 2025 | +62.6% | 2026 |
| Assessment Ratio | 41.6% | 67.7% | — | 100.0% | 2021 | 41.6% | 2026 |
| Effective Tax Rate (2025) | 0.2700% | 0.2700% | — | 0.2700% | 2025 | 0.2700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$976 | $1,552 | ~$1,854 | $2,128 | 2021 | $976 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$441,825 | ~$240,933 | ~0.6293% | ~$1,516 | +24.2% |
| 2027 | ~$548,655 | ~$265,026 | ~0.6297% | ~$1,669 | +54.2% |
| 2028 | ~$681,316 | ~$291,529 | ~0.6301% | ~$1,837 | +91.5% |
| 2029 | ~$846,054 | ~$320,682 | ~0.6306% | ~$2,022 | +137.8% |
| 2030 | ~$1,050,624 | ~$352,750 | ~0.6310% | ~$2,226 | +195.3% |
| 2026 | ~$434,709 | ~$240,933 | ~0.6289% | ~$1,515 | +22.2% |
| 2027 | ~$531,125 | ~$265,026 | ~0.6289% | ~$1,667 | +49.3% |
| 2028 | ~$648,924 | ~$291,529 | ~0.6289% | ~$1,833 | +82.4% |
| 2029 | ~$792,851 | ~$320,682 | ~0.6289% | ~$2,017 | +122.8% |
| 2030 | ~$968,700 | ~$352,750 | ~0.6289% | ~$2,218 | +172.3% |
| 2026 | ~$448,941 | ~$240,933 | ~0.6295% | ~$1,517 | +26.2% |
| 2027 | ~$566,471 | ~$265,026 | ~0.6301% | ~$1,670 | +59.2% |
| 2028 | ~$714,769 | ~$291,529 | ~0.6308% | ~$1,839 | +100.9% |
| 2029 | ~$901,890 | ~$320,682 | ~0.6314% | ~$2,025 | +153.5% |
| 2030 | ~$1,137,999 | ~$352,750 | ~0.6320% | ~$2,230 | +219.8% |
In 2025, this property's market value of $355,796 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $355,796 | $24,862 | $85,028 | $363,420 | ↑ Above median | +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 | $149,625 | $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.