1406 MOUNT LARSON RD TX 78746
| Owner | DOOLEY FAMILY REVOCABLE TRUST |
|---|---|
| Parcel ID | 0119110632 |
| Short ID | 119779 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 47,480 SF |
| Acres | 1.090 |
| Year Built | — |
| Legal | LOT 13 MOUNT LARSON SOUTH PHS II-A |
| Neighborhood | M6300 |
| Land | $894,703 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $894,703 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $894,703 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $894,703 |
| Value Limitation Adjustment (−) (homestead cap) | −$97,753 |
| Net Appraised (assessed) | $796,950 |
| Exemptions (−) (HS) | −$159,390 |
|---|---|
| Taxable Value | $637,560 |
Appreciation: Market value has risen +23.5% from $724,500 (2021) to $894,703 (2025), a CAGR of 5.4% over 4 years. This represents moderate, steady growth. 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 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 $8,938. Eanes ISD is the largest single contributor, at 63.1% of the total 2025 levy.
Assessment Gap: Assessed value ($796,950) is $97,753 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 ($894,703 land vs $0 improvements), about $19/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 $894,703, 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 +5.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,164,741 by 2030, with an estimated annual tax burden around $13,288. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $6,413.59 | $6,413.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,396.24 | $2,396.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $752.47 | $752.47 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $604.09 | $604.09 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $10,166.39 | $10,166.39 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $894,703 | $894,703 | +0.0% |
| Assessed Value | $876,645 | $796,950 | +10.0% |
| Land Value | $1,452,363 | $894,703 | +62.3% |
| Improvement Value | — | — | — |
| Taxable Value | $701,316 | $637,560 | +10.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$18,058 | — | |
| Total Tax 2026 = estimate |
~$9,832
Estimated
|
~$10,166
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,452,363 | $894,703 | -557,660 (-38.4%) |
| Taxable Value | $701,316 | $701,316 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $894,703 | $1,452,363 | — | −$18,058 | $876,645 | $701,316 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $894,703 | $894,703 | — | −$97,753 | $796,950 | $637,560 | ~$10,166 | Partial |
| 2024 | $— | — | — | — | $724,500 | $— | $9,386 | Verified |
| 2023 | $— | — | — | — | $724,500 | $— | $9,160 | Verified |
| 2022 | $— | — | — | — | $724,500 | $— | $10,009 | Verified |
| 2021 | $724,500 | — | — | — | $724,500 | $— | $11,669 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +62.3% | +10.0% | 60.4% | Not available | Partial |
| 2025 | +23.5% | +10.0% | 89.1% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.3000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.2600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.3800% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +11.8% | +5.4% | +23.5% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 98.0% | 95.7% | — | 100.0% | 2021 | 89.1% | 2025 |
| Effective Tax Rate (2025) | 1.1400% | 1.1400% | — | 1.1400% | 2025 | 1.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,166 | $10,918 | ~$12,773 | $11,669 | 2021 | $10,166 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$943,168 | ~$876,645 | ~1.3497% | ~$11,832 | +5.4% |
| 2027 | ~$994,258 | ~$964,310 | ~1.2975% | ~$12,512 | +11.1% |
| 2028 | ~$1,048,116 | ~$1,048,116 | ~1.2453% | ~$13,052 | +17.1% |
| 2029 | ~$1,104,891 | ~$1,104,891 | ~1.1931% | ~$13,182 | +23.5% |
| 2030 | ~$1,164,741 | ~$1,164,741 | ~1.1409% | ~$13,288 | +30.2% |
| 2026 | ~$925,274 | ~$876,645 | ~1.4019% | ~$12,289 | +3.4% |
| 2027 | ~$956,889 | ~$956,889 | ~1.4019% | ~$13,414 | +7.0% |
| 2028 | ~$989,585 | ~$989,585 | ~1.4019% | ~$13,873 | +10.6% |
| 2029 | ~$1,023,398 | ~$1,023,398 | ~1.4019% | ~$14,347 | +14.4% |
| 2030 | ~$1,058,366 | ~$1,058,366 | ~1.4019% | ~$14,837 | +18.3% |
| 2026 | ~$961,062 | ~$876,645 | ~1.3236% | ~$11,603 | +7.4% |
| 2027 | ~$1,032,343 | ~$964,310 | ~1.2453% | ~$12,008 | +15.4% |
| 2028 | ~$1,108,910 | ~$1,060,740 | ~1.1670% | ~$12,378 | +23.9% |
| 2029 | ~$1,191,157 | ~$1,166,814 | ~1.0887% | ~$12,703 | +33.1% |
| 2030 | ~$1,279,503 | ~$1,279,503 | ~1.0103% | ~$12,927 | +43.0% |
In 2025, this property's market value of $894,703 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $894,703 | $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 | $724,500 | $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.