4812 PECAN CHASE TX 78736
| Owner | ZIELINSKI DONALD A & EVANGELINE |
|---|---|
| Parcel ID | 0117660144 |
| Short ID | 702431 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 117,176 SF |
| Acres | 2.690 |
| Year Built | — |
| Legal | LOT 23 BLK A SPANISH OAKS SEC A |
| Neighborhood | P1041 |
| Land | $1,017,411 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,017,411 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,017,411 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,017,411 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,017,411 |
| Taxable Value | $1,017,411 |
|---|
Appreciation: Market value has risen +201.5% from $337,500 (2021) to $1,017,411 (2025), a CAGR of 31.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2023), 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 $18,282. Lake Travis ISD is the largest single contributor, at 57.9% of the total 2025 levy.
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 ($1,017,411 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 $1,017,411, 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 +31.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,041,334 by 2030, with an estimated annual tax burden around $56,254. 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 92% 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% | $10,578.02 | $10,578.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,823.89 | $3,823.89 | Paid |
| U6H West Travis County MUD # 6 | 0.3215% | 0.2663% | 0.2221% | 0.1945% | 0.1729% | -0.0216% | $1,759.10 | $1,759.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,200.78 | $1,200.78 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $919.73 | $919.73 | Paid |
| Combined Rate | 2.1208% | 1.9820% | 1.7846% | 1.8001% | 1.7969% | -0.0032% | $18,281.52 | $18,281.52 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,088,706 | $1,017,411 | +7.0% |
| Assessed Value | $1,088,706 | $1,017,411 | +7.0% |
| Land Value | $1,088,706 | $1,017,411 | +7.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,088,706 | $1,017,411 | +7.0% |
| Total Tax 2026 = estimate |
~$19,563
Estimated
|
~$18,282
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,088,706 | $1,088,706 | +0 (+0.0%) |
| Taxable Value | $1,088,706 | $1,088,706 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,088,706 | $1,088,706 | — | — | $1,088,706 | $1,088,706 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,017,411 | $1,017,411 | — | — | $1,017,411 | $1,017,411 | ~$18,282 | Partial |
| 2024 | $— | — | — | — | $960,000 | $— | $15,812 | Verified |
| 2023 | $864,001 | — | — | — | $960,000 ! | $— | $13,063 | Verified |
| 2022 | $— | — | — | — | $864,000 | $— | $17,125 | Verified |
| 2021 | $337,500 | — | — | — | $450,000 ! | $— | $9,544 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.0% | +7.0% | ~100% | Not available | Partial |
| 2025 | +6.0% | +15.8% | ~100% | Not available | Partial |
| 2024 | +0.0% | -8.5% | 91.5% | 1.6500% | Verified |
| 2023 | +11.1% | +11.1% | ~100% | 1.3600% | Verified |
| 2022 | +92.0% ! | +92.0% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.8300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +126.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.0% | +60.3% | +30.0% | +156.0% | 2023 | +7.0% | 2026 |
| Assessment Ratio | 100.0% | 111.1% | — | 133.3% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.8000% | 1.8000% | — | 1.8000% | 2025 | 1.8000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,282 | $13,629 | ~$37,897 | $18,282 | 2025 | $9,544 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,340,609 | ~$1,340,609 | ~1.7159% | ~$23,003 | +31.8% |
| 2027 | ~$1,766,476 | ~$1,766,476 | ~1.6349% | ~$28,880 | +73.6% |
| 2028 | ~$2,327,627 | ~$2,327,627 | ~1.5539% | ~$36,170 | +128.8% |
| 2029 | ~$3,067,037 | ~$3,067,037 | ~1.4730% | ~$45,176 | +201.5% |
| 2030 | ~$4,041,334 | ~$4,041,334 | ~1.3920% | ~$56,254 | +297.2% |
| 2026 | ~$1,320,261 | ~$1,320,261 | ~1.7969% | ~$23,723 | +29.8% |
| 2027 | ~$1,713,259 | ~$1,713,259 | ~1.7969% | ~$30,785 | +68.4% |
| 2028 | ~$2,223,239 | ~$2,223,239 | ~1.7969% | ~$39,949 | +118.5% |
| 2029 | ~$2,885,024 | ~$2,885,024 | ~1.7969% | ~$51,840 | +183.6% |
| 2030 | ~$3,743,801 | ~$3,743,801 | ~1.7969% | ~$67,271 | +268.0% |
| 2026 | ~$1,360,957 | ~$1,360,957 | ~1.6754% | ~$22,801 | +33.8% |
| 2027 | ~$1,820,507 | ~$1,820,507 | ~1.5539% | ~$28,289 | +78.9% |
| 2028 | ~$2,435,233 | ~$2,435,233 | ~1.4325% | ~$34,884 | +139.4% |
| 2029 | ~$3,257,530 | ~$3,257,530 | ~1.3110% | ~$42,706 | +220.2% |
| 2030 | ~$4,357,491 | ~$4,357,491 | ~1.1895% | ~$51,834 | +328.3% |
In 2025, this property's market value of $1,017,411 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× 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 | $1,017,411 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | $864,001 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $337,500 | $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.