CIRCLE RIDGE DR TX 78746
| Owner | KLK CONSTRUCTION COMPANY INC |
|---|---|
| Parcel ID | 0119210105 |
| Short ID | 120018 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 52,272 SF |
| Acres | 1.200 |
| Year Built | — |
| Legal | LOT 3B LITTLE BEND SUBD RESUB OF LOT 3 |
| Neighborhood | M5700 |
| Land | $1,009,938 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,009,938 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,009,938 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,009,938 |
| Value Limitation Adjustment (−) (homestead cap) | −$289,938 |
| Net Appraised (assessed) | $720,000 |
| Taxable Value | $720,000 |
|---|
Appreciation: Market value has risen +79.5% from $562,500 (2021) to $1,009,938 (2025), a CAGR of 15.8% 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 $11,793. Eanes ISD is the largest single contributor, at 50.8% of the total 2025 levy.
Assessment Gap: Assessed value ($720,000) is $289,938 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 ($1,009,938 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 $1,009,938, 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 +15.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,098,988 by 2030, with an estimated annual tax burden around $31,001. 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% | $4,993.20 | $4,993.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,255.07 | $2,255.07 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $1,060.70 | $1,060.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $708.14 | $708.14 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $454.80 | $454.80 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $355.20 | $355.20 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $9,827.11 | $9,827.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $982,950 | $1,009,938 | -2.7% |
| Assessed Value | $720,000 | $720,000 | +0.0% |
| Land Value | $982,950 | $1,009,938 | -2.7% |
| Improvement Value | — | — | — |
| Taxable Value | $720,000 | $720,000 | +0.0% |
| HS Cap Loss | -$262,950 | — | |
| Total Tax 2026 = estimate |
~$11,793
Estimated
|
~$9,827
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $982,950 | $982,950 | +0 (+0.0%) |
| Taxable Value | $720,000 | $720,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $982,950 | $982,950 | — | −$262,950 | $720,000 | $720,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,009,938 | $1,009,938 | — | −$289,938 | $720,000 | $720,000 | ~$9,827 | Partial |
| 2024 | $— | — | — | — | $600,000 | $— | $9,893 | Verified |
| 2023 | $— | — | — | — | $600,000 | $— | $9,653 | Verified |
| 2022 | $— | — | — | — | $1,000,000 | $— | $17,120 | Verified |
| 2021 | $562,500 | — | — | — | $562,500 | $— | $9,937 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.7% | +0.0% | 73.2% | Not available | Partial |
| 2025 | +68.3% | +20.0% | 71.3% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.6500% | Verified |
| 2023 | -40.0% | -40.0% | ~100% | 1.6100% | Verified |
| 2022 | +77.8% ! | +77.8% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 1.7700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +79.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.7% | +38.4% | +16.4% | +79.5% | 2025 | -2.7% | 2026 |
| Assessment Ratio | 73.2% | 81.5% | — | 100.0% | 2021 | 71.3% | 2025 |
| Effective Tax Rate (2025) | 0.9700% | 0.9700% | — | 0.9700% | 2025 | 0.9700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,827 | $9,882 | ~$24,515 | $9,937 | 2021 | $9,827 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,169,063 | ~$1,169,063 | ~1.6057% | ~$18,771 | +15.8% |
| 2027 | ~$1,353,259 | ~$1,353,259 | ~1.5735% | ~$21,293 | +34.0% |
| 2028 | ~$1,566,476 | ~$1,566,476 | ~1.5413% | ~$24,144 | +55.1% |
| 2029 | ~$1,813,288 | ~$1,813,288 | ~1.5091% | ~$27,365 | +79.5% |
| 2030 | ~$2,098,988 | ~$2,098,988 | ~1.4769% | ~$31,001 | +107.8% |
| 2026 | ~$1,148,864 | ~$1,148,864 | ~1.6379% | ~$18,817 | +13.8% |
| 2027 | ~$1,306,900 | ~$1,306,900 | ~1.6379% | ~$21,405 | +29.4% |
| 2028 | ~$1,486,676 | ~$1,486,676 | ~1.6379% | ~$24,350 | +47.2% |
| 2029 | ~$1,691,181 | ~$1,691,181 | ~1.6379% | ~$27,699 | +67.5% |
| 2030 | ~$1,923,818 | ~$1,923,818 | ~1.6379% | ~$31,509 | +90.5% |
| 2026 | ~$1,189,261 | ~$1,189,261 | ~1.5896% | ~$18,904 | +17.8% |
| 2027 | ~$1,400,425 | ~$1,400,425 | ~1.5413% | ~$21,585 | +38.7% |
| 2028 | ~$1,649,083 | ~$1,649,083 | ~1.4930% | ~$24,621 | +63.3% |
| 2029 | ~$1,941,892 | ~$1,941,892 | ~1.4448% | ~$28,056 | +92.3% |
| 2030 | ~$2,286,692 | ~$2,286,692 | ~1.3965% | ~$31,933 | +126.4% |
In 2025, this property's market value of $1,009,938 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 | $1,009,938 | $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 | $562,500 | $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.