TERRACE MOUNTAIN DR TX 78746
| Owner | MASTERSON MICHAEL & TARA |
|---|---|
| Parcel ID | 0119150315 |
| Short ID | 837141 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 44,867 SF |
| Acres | 1.030 |
| Year Built | — |
| Legal | LOT 1BB BLK K STONEHEDGE ESTATES AND REPLAT OF LTS 1A&1B BLK K |
| Neighborhood | M5700 |
| Land | $863,223 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $863,223 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $863,223 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $863,223 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $863,223 |
| Taxable Value | $863,223 |
|---|
Appreciation: Market value has risen +59.9% from $540,000 (2021) to $863,223 (2025), a CAGR of 12.4% 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 lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.6379% in 2025 (-0.0111% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $14,138. Eanes ISD is the largest single contributor, at 50.8% 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 ($863,223 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 $863,223, 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 +12.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,551,617 by 2030, with an estimated annual tax burden around $22,916. 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 78% 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% | $6,657.60 | $6,657.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,006.76 | $3,006.76 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $1,414.26 | $1,414.26 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $944.18 | $944.18 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $606.40 | $606.40 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $473.60 | $473.60 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $13,102.80 | $13,102.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $848,868 | $863,223 | -1.7% |
| Assessed Value | $848,868 | $863,223 | -1.7% |
| Land Value | $848,868 | $863,223 | -1.7% |
| Improvement Value | — | — | — |
| Taxable Value | $848,868 | $863,223 | -1.7% |
| Total Tax 2026 = estimate |
~$13,903
Estimated
|
~$13,103
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $848,868 | $848,868 | +0 (+0.0%) |
| Taxable Value | $848,868 | $848,868 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $848,868 | $848,868 | — | — | $848,868 | $848,868 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $863,223 | $863,223 | — | — | $863,223 | $863,223 | ~$13,103 | Partial |
| 2024 | $— | — | — | — | $800,000 | $— | $13,191 | Verified |
| 2023 | $— | — | — | — | $816,000 | $— | $13,128 | Verified |
| 2022 | $— | — | — | — | $816,000 | $— | $13,970 | Verified |
| 2021 | $540,000 | — | — | — | $540,000 | $— | $9,540 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.7% | -1.7% | ~100% | Not available | Partial |
| 2025 | +7.9% | +7.9% | ~100% | Not available | Partial |
| 2024 | -2.0% | -2.0% | ~100% | 1.6500% | Verified |
| 2023 | -15.0% | -15.0% | ~100% | 1.6100% | Verified |
| 2022 | +77.8% ! | +77.8% | ~100% | 1.4600% | Verified |
| 2021 | base year | — | ~100% | 1.7700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +59.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.7% | +29.1% | +12.8% | +59.9% | 2025 | -1.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.5200% | 1.5200% | — | 1.5200% | 2025 | 1.5200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,103 | $11,321 | ~$19,083 | $13,103 | 2025 | $9,540 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$970,634 | ~$970,634 | ~1.6057% | ~$15,585 | +12.4% |
| 2027 | ~$1,091,409 | ~$1,091,409 | ~1.5735% | ~$17,173 | +26.4% |
| 2028 | ~$1,227,213 | ~$1,227,213 | ~1.5413% | ~$18,915 | +42.2% |
| 2029 | ~$1,379,915 | ~$1,379,915 | ~1.5091% | ~$20,825 | +59.9% |
| 2030 | ~$1,551,617 | ~$1,551,617 | ~1.4769% | ~$22,916 | +79.7% |
| 2026 | ~$953,369 | ~$953,369 | ~1.6379% | ~$15,615 | +10.4% |
| 2027 | ~$1,052,929 | ~$1,052,929 | ~1.6379% | ~$17,245 | +22.0% |
| 2028 | ~$1,162,886 | ~$1,162,886 | ~1.6379% | ~$19,046 | +34.7% |
| 2029 | ~$1,284,326 | ~$1,284,326 | ~1.6379% | ~$21,035 | +48.8% |
| 2030 | ~$1,418,448 | ~$1,418,448 | ~1.6379% | ~$23,232 | +64.3% |
| 2026 | ~$987,898 | ~$987,898 | ~1.5896% | ~$15,703 | +14.4% |
| 2027 | ~$1,130,580 | ~$1,130,580 | ~1.5413% | ~$17,426 | +31.0% |
| 2028 | ~$1,293,869 | ~$1,293,869 | ~1.4930% | ~$19,318 | +49.9% |
| 2029 | ~$1,480,742 | ~$1,480,742 | ~1.4448% | ~$21,393 | +71.5% |
| 2030 | ~$1,694,606 | ~$1,694,606 | ~1.3965% | ~$23,665 | +96.3% |
In 2025, this property's market value of $863,223 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $863,223 | $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 | $540,000 | $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.