1505 MOUNT LARSON RD B TX 78746
| Owner | ALT-W MOUNT LARSON LLC |
|---|---|
| Parcel ID | 0119110315 |
| Short ID | 473864 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 119,573 SF |
| Acres | 2.745 |
| Year Built | — |
| Legal | LOT 33 BLK A SUMMIT AT WEST RIM ON MOUNT LARSON BLK A THE |
| Neighborhood | M6300 |
| Land | $3,050,826 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,050,826 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,050,826 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,050,826 |
| Value Limitation Adjustment (−) (homestead cap) | −$674,826 |
| Net Appraised (assessed) | $2,376,000 |
| Taxable Value | $2,376,000 |
|---|
Appreciation: Market value has risen +208.2% from $990,000 (2021) to $3,050,826 (2025), a CAGR of 32.5% over 4 years. This is strong appreciation — well above typical inflation. 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 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $33,308. Eanes ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($2,376,000) is $674,826 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 ($3,050,826 land vs $0 improvements), about $26/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 $3,050,826, 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 +32.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,456,477 by 2030, with an estimated annual tax burden around $142,110. 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 100% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $16,477.56 | $16,477.56 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,441.73 | $7,441.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,336.86 | $2,336.86 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,500.84 | $1,500.84 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $27,756.99 | $27,756.99 | Paid |
| 2026 Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | — | $3,050,826 | — |
| Assessed Value | — | $2,376,000 | — |
| Land Value | — | $3,050,826 | — |
| Improvement Value | — | — | — |
| Taxable Value | — | $2,376,000 | — |
| Total Tax | Pending certification |
~$27,757
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2025 | $3,050,826 | $3,050,826 | — | −$674,826 | $2,376,000 | $2,376,000 | ~$27,757 | Partial |
| 2024 | $— | — | — | — | $1,980,000 | $— | $27,896 | Verified |
| 2023 | $— | — | — | — | $1,980,000 | $— | $27,064 | Verified |
| 2022 | $— | — | — | — | $1,980,000 | $— | $29,584 | Verified |
| 2021 | $990,000 | — | — | — | $990,000 | $— | $15,946 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2025 | +54.1% | +20.0% | 77.9% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.4100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.3700% | Verified |
| 2022 | +100.0% ! | +100.0% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +208.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +208.2% | +208.2% | +32.5% | +208.2% | 2025 | +208.2% | 2025 |
| Assessment Ratio | 77.9% | 89.0% | — | 100.0% | 2021 | 77.9% | 2025 |
| Effective Tax Rate (2025) | 0.9100% | 0.9100% | — | 0.9100% | 2025 | 0.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$27,757 | $21,851 | ~$93,336 | $27,757 | 2025 | $15,946 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,042,155 | ~$4,042,155 | ~1.3497% | ~$54,556 | +32.5% |
| 2027 | ~$5,355,605 | ~$5,355,605 | ~1.2975% | ~$69,487 | +75.5% |
| 2028 | ~$7,095,845 | ~$7,095,845 | ~1.2453% | ~$88,362 | +132.6% |
| 2029 | ~$9,401,555 | ~$9,401,555 | ~1.1931% | ~$112,166 | +208.2% |
| 2030 | ~$12,456,477 | ~$12,456,477 | ~1.1409% | ~$142,110 | +308.3% |
| 2026 | ~$3,981,139 | ~$3,981,139 | ~1.4019% | ~$55,810 | +30.5% |
| 2027 | ~$5,195,139 | ~$5,195,139 | ~1.4019% | ~$72,829 | +70.3% |
| 2028 | ~$6,779,335 | ~$6,779,335 | ~1.4019% | ~$95,037 | +122.2% |
| 2029 | ~$8,846,612 | ~$8,846,612 | ~1.4019% | ~$124,018 | +190.0% |
| 2030 | ~$11,544,280 | ~$11,544,280 | ~1.4019% | ~$161,836 | +278.4% |
| 2026 | ~$4,103,172 | ~$4,103,172 | ~1.3236% | ~$54,308 | +34.5% |
| 2027 | ~$5,518,512 | ~$5,518,512 | ~1.2453% | ~$68,720 | +80.9% |
| 2028 | ~$7,422,056 | ~$7,422,056 | ~1.1670% | ~$86,612 | +143.3% |
| 2029 | ~$9,982,206 | ~$9,982,206 | ~1.0887% | ~$108,671 | +227.2% |
| 2030 | ~$13,425,448 | ~$13,425,448 | ~1.0103% | ~$135,644 | +340.1% |
In 2025, this property's market value of $3,050,826 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 36× 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 | $3,050,826 | $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 | $990,000 | $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.