1619 MOUNT LARSON RD TX 78746
| Owner | MCCLUSKEY MARILYN |
|---|---|
| Parcel ID | 0121110257 |
| Short ID | 473944 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 37,418 SF |
| Acres | 0.859 |
| Year Built | — |
| Legal | LOT 1 SCOTT-THOMAS SUBD |
| Neighborhood | M6300 |
| Land | $2,140,787 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,140,787 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,140,787 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,140,787 |
| Value Limitation Adjustment (−) (homestead cap) | −$304,787 |
| Net Appraised (assessed) | $1,836,000 |
| Taxable Value | $1,836,000 |
|---|
Appreciation: Market value has risen +67.9% from $1,275,000 (2021) to $2,140,787 (2025), a CAGR of 13.8% 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 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $25,738. Eanes ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($1,836,000) is $304,787 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 ($2,140,787 land vs $0 improvements), about $57/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 $2,140,787, 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 +13.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,091,688 by 2030, with an estimated annual tax burden around $46,680. 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% | $12,732.66 | $12,732.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,750.43 | $5,750.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,805.75 | $1,805.75 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,159.74 | $1,159.74 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $21,448.58 | $21,448.58 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,530,000 | $2,140,787 | -28.5% |
| Assessed Value | $1,530,000 | $1,836,000 | -16.7% |
| Land Value | $2,961,270 | $2,140,787 | +38.3% |
| Improvement Value | — | — | — |
| Taxable Value | $1,530,000 | $1,836,000 | -16.7% |
| Total Tax 2026 = estimate |
~$21,449
Estimated
|
~$21,449
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,961,270 | $1,530,000 | -1,431,270 (-48.3%) |
| Taxable Value | $1,836,000 | $1,530,000 | -306,000 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,530,000 | $2,961,270 | — | — | $1,530,000 | $1,530,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,140,787 | $2,140,787 | — | −$304,787 | $1,836,000 | $1,836,000 | ~$21,449 | Partial |
| 2024 | $— | — | — | — | $1,530,000 | $— | $21,556 | Verified |
| 2023 | $— | — | — | — | $1,530,000 | $— | $20,913 | Verified |
| 2022 | $— | — | — | — | $1,530,000 | $— | $22,860 | Verified |
| 2021 | $1,275,000 | — | — | — | $1,275,000 | $— | $20,536 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +38.3% | +0.0% | 62.0% | Not available | Partial |
| 2025 | +39.9% | +20.0% | 85.8% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.4100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.3700% | Verified |
| 2022 | +20.0% | +20.0% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +67.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -28.5% | +19.7% | +22.9% | +67.9% | 2025 | -28.5% | 2026 |
| Assessment Ratio | 100.0% | 95.3% | — | 100.0% | 2021 | 85.8% | 2025 |
| Effective Tax Rate (2025) | 1.0000% | 1.0000% | — | 1.0000% | 2025 | 1.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,449 | $20,992 | ~$39,553 | $21,449 | 2025 | $20,536 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,436,909 | ~$2,436,909 | ~1.3497% | ~$32,890 | +13.8% |
| 2027 | ~$2,773,991 | ~$2,773,991 | ~1.2975% | ~$35,991 | +29.6% |
| 2028 | ~$3,157,700 | ~$3,157,700 | ~1.2453% | ~$39,322 | +47.5% |
| 2029 | ~$3,594,485 | ~$3,594,485 | ~1.1931% | ~$42,884 | +67.9% |
| 2030 | ~$4,091,688 | ~$4,091,688 | ~1.1409% | ~$46,680 | +91.1% |
| 2026 | ~$2,394,093 | ~$2,394,093 | ~1.4019% | ~$33,562 | +11.8% |
| 2027 | ~$2,677,371 | ~$2,677,371 | ~1.4019% | ~$37,533 | +25.1% |
| 2028 | ~$2,994,168 | ~$2,994,168 | ~1.4019% | ~$41,974 | +39.9% |
| 2029 | ~$3,348,449 | ~$3,348,449 | ~1.4019% | ~$46,941 | +56.4% |
| 2030 | ~$3,744,651 | ~$3,744,651 | ~1.4019% | ~$52,495 | +74.9% |
| 2026 | ~$2,479,725 | ~$2,479,725 | ~1.3236% | ~$32,821 | +15.8% |
| 2027 | ~$2,872,324 | ~$2,872,324 | ~1.2453% | ~$35,768 | +34.2% |
| 2028 | ~$3,327,081 | ~$3,327,081 | ~1.1670% | ~$38,826 | +55.4% |
| 2029 | ~$3,853,837 | ~$3,853,837 | ~1.0887% | ~$41,955 | +80.0% |
| 2030 | ~$4,463,992 | ~$4,463,992 | ~1.0103% | ~$45,102 | +108.5% |
In 2025, this property's market value of $2,140,787 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 25× 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 | $2,140,787 | $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 | $1,275,000 | $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.