3807 KENORA CT TX 78733
| Owner | CURRIER PATRICK & CINDY |
|---|---|
| Parcel ID | 0119580517 |
| Short ID | 422759 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 96,651 SF |
| Acres | 2.219 |
| Year Built | — |
| Legal | LOT 45 BLK C UPLANDS PHS 1 THE |
| Neighborhood | R6004 |
| Land | $775,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $775,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $775,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $775,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$175,000 |
| Net Appraised (assessed) | $600,000 |
| Taxable Value | $600,000 |
|---|
Appreciation: Market value has risen +282.7% from $202,500 (2021) to $775,000 (2025), a CAGR of 39.9% 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 5 taxing entities is 1.6440% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $9,864. Lake Travis ISD is the largest single contributor, at 63.2% of the total 2025 levy.
Assessment Gap: Assessed value ($600,000) is $175,000 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 ($775,000 land vs $0 improvements), about $8/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 $775,000, 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 +39.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,148,562 by 2030, with an estimated annual tax burden around $59,110. 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 122% 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% | $6,238.20 | $6,238.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,255.07 | $2,255.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $708.14 | $708.14 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $542.39 | $542.39 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $120.00 | $120.00 | Paid |
| Combined Rate | 1.8193% | 1.7357% | 1.5825% | 1.6256% | 1.6440% | +0.0184% | $9,863.80 | $9,863.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $775,000 | $775,000 | +0.0% |
| Assessed Value | $720,000 | $600,000 | +20.0% |
| Land Value | $775,000 | $775,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $720,000 | $600,000 | +20.0% |
| HS Cap Loss | -$55,000 | — | |
| Total Tax 2026 = estimate |
~$11,837
Estimated
|
~$9,864
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $775,000 | $775,000 | +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 | $775,000 | $775,000 | — | −$55,000 | $720,000 | $720,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $775,000 | $775,000 | — | −$175,000 | $600,000 | $600,000 | ~$9,864 | Partial |
| 2024 | $— | — | — | — | $500,000 | $— | $8,128 | Verified |
| 2023 | $— | — | — | — | $775,000 | $— | $7,913 | Verified |
| 2022 | $— | — | — | — | $500,000 | $— | $8,679 | Verified |
| 2021 | $202,500 | — | — | — | $225,000 ! | $— | $4,093 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 92.9% | Not available | Partial |
| 2025 | +0.0% | +0.0% | 77.4% | Not available | Partial |
| 2024 | +0.0% | -22.6% | 77.4% | 1.0500% | Verified |
| 2023 | +55.0% | +55.0% | ~100% | 1.0200% | Verified |
| 2022 | +122.2% ! | +122.2% | ~100% | 1.7400% | Verified |
| 2021 | base year | — | ~100% | 2.0200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +244.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +141.3% | +39.9% | +282.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 92.9% | 93.8% | — | 111.1% | 2021 | 77.4% | 2025 |
| Effective Tax Rate (2025) | 1.2700% | 1.2700% | — | 1.2700% | 2025 | 1.2700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,864 | $6,979 | ~$35,137 | $9,864 | 2025 | $4,093 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,083,979 | ~$1,083,979 | ~1.6001% | ~$17,345 | +39.9% |
| 2027 | ~$1,516,143 | ~$1,516,143 | ~1.5563% | ~$23,596 | +95.6% |
| 2028 | ~$2,120,602 | ~$2,120,602 | ~1.5125% | ~$32,074 | +173.6% |
| 2029 | ~$2,966,049 | ~$2,966,049 | ~1.4687% | ~$43,561 | +282.7% |
| 2030 | ~$4,148,562 | ~$4,148,562 | ~1.4248% | ~$59,110 | +435.3% |
| 2026 | ~$1,068,479 | ~$1,068,479 | ~1.6440% | ~$17,565 | +37.9% |
| 2027 | ~$1,473,093 | ~$1,473,093 | ~1.6440% | ~$24,217 | +90.1% |
| 2028 | ~$2,030,928 | ~$2,030,928 | ~1.6440% | ~$33,388 | +162.1% |
| 2029 | ~$2,800,005 | ~$2,800,005 | ~1.6440% | ~$46,031 | +261.3% |
| 2030 | ~$3,860,319 | ~$3,860,319 | ~1.6440% | ~$63,462 | +398.1% |
| 2026 | ~$1,099,479 | ~$1,099,479 | ~1.5782% | ~$17,352 | +41.9% |
| 2027 | ~$1,559,812 | ~$1,559,812 | ~1.5125% | ~$23,592 | +101.3% |
| 2028 | ~$2,212,878 | ~$2,212,878 | ~1.4467% | ~$32,015 | +185.5% |
| 2029 | ~$3,139,371 | ~$3,139,371 | ~1.3810% | ~$43,355 | +305.1% |
| 2030 | ~$4,453,771 | ~$4,453,771 | ~1.3153% | ~$58,579 | +474.7% |
In 2025, this property's market value of $775,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $775,000 | $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 | $202,500 | $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.