9101 MADRONE RANCH TRL TX 78738
| Owner | WALDMAN AMANDA & BILLY TRUST |
|---|---|
| Parcel ID | 0115970201 |
| Short ID | 473741 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 186,698 SF |
| Acres | 4.286 |
| Year Built | — |
| Legal | LOT 6 BLK B MADRONE RANCH |
| Neighborhood | P5161 |
| Land | $1,373,234 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,373,234 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,373,234 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,373,234 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,373,234 |
| Taxable Value | $1,373,234 |
|---|
Appreciation: Market value has risen +567.5% from $205,728 (2021) to $1,373,234 (2025), a CAGR of 60.7% 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 outpaced the broader land/vacant market over the same period.
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 ($1,373,234 land vs $0 improvements), about $7/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 $1,373,234, 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 +60.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,733,586 by 2030, with an estimated annual tax burden around $0. 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 216% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,040,844 | $1,373,234 | -24.2% |
| Assessed Value | $1,040,844 | $1,373,234 | -24.2% |
| Land Value | $1,040,844 | $1,373,234 | -24.2% |
| Improvement Value | — | — | — |
| Taxable Value | — | $1,373,234 | — |
| Exemptions | HS | VH | |
| Total Tax | Pending certification | — | |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,040,844 | $1,040,844 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,040,844 | $1,040,844 | — | — | $1,040,844 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,373,234 | $1,373,234 | — | — | $1,373,234 | $1,373,234 | not in county billing file ⓘ | Partial |
| 2024 | $— | — | — | — | $1,150,000 | $— | $13,654 | Verified |
| 2023 | $— | — | — | — | $950,000 | $— | $14,844 | Verified |
| 2022 | $— | — | — | — | $650,000 | $— | $11,152 | Verified |
| 2021 | $205,728 | — | — | — | $205,728 | $— | $3,702 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -24.2% | -24.2% | ~100% | Not available | Partial |
| 2025 | +19.4% | +19.4% | ~100% | Not available | Partial |
| 2024 | +21.1% | +21.1% | ~100% | 1.1900% | Verified |
| 2023 | +46.2% | +46.2% | ~100% | 1.5600% | Verified |
| 2022 | +216.0% ! | +216.0% | ~100% | 1.7200% | Verified |
| 2021 | base year | — | ~100% | 1.8000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +567.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.2% | +271.6% | +71.0% | +567.5% | 2025 | -24.2% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $3,702 | $3,702 | — | $3,702 | 2021 | $3,702 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,207,280 | ~$1,510,557 | ~0.0000% | ~$0 | +60.7% |
| 2027 | ~$3,547,890 | ~$1,661,613 | ~0.0000% | ~$0 | +158.4% |
| 2028 | ~$5,702,731 | ~$1,827,774 | ~0.0000% | ~$0 | +315.3% |
| 2029 | ~$9,166,334 | ~$2,010,552 | ~0.0000% | ~$0 | +567.5% |
| 2030 | ~$14,733,586 | ~$2,211,607 | ~0.0000% | ~$0 | +972.9% |
| 2026 | ~$2,179,815 | ~$1,510,557 | ~0.0000% | ~$0 | +58.7% |
| 2027 | ~$3,460,148 | ~$1,661,613 | ~0.0000% | ~$0 | +152.0% |
| 2028 | ~$5,492,496 | ~$1,827,774 | ~0.0000% | ~$0 | +300.0% |
| 2029 | ~$8,718,560 | ~$2,010,552 | ~0.0000% | ~$0 | +534.9% |
| 2030 | ~$13,839,482 | ~$2,211,607 | ~0.0000% | ~$0 | +907.8% |
| 2026 | ~$2,234,744 | ~$1,510,557 | ~0.0000% | ~$0 | +62.7% |
| 2027 | ~$3,636,730 | ~$1,661,613 | ~0.0000% | ~$0 | +164.8% |
| 2028 | ~$5,918,264 | ~$1,827,774 | ~0.0000% | ~$0 | +331.0% |
| 2029 | ~$9,631,139 | ~$2,010,552 | ~0.0000% | ~$0 | +601.3% |
| 2030 | ~$15,673,316 | ~$2,211,607 | ~0.0000% | ~$0 | +1041.3% |
In 2025, this property's market value of $1,373,234 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 16× 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 | $1,373,234 | $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 | $205,728 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | base yr |