6501 MADRONE TREE LN 78738
| Owner | MADRONE CANYON LLC |
|---|---|
| Parcel ID | 0121860205 |
| Short ID | 953244 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 36,913 SF |
| Acres | 0.847 |
| Year Built | — |
| Legal | LOT 55 BLK A MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $557,702 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $557,702 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $446,162 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $446,162 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $446,162 |
| Taxable Value | $446,162 |
|---|
Tax Burden: The combined rate across 5 taxing entities is 2.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,707. Lake Travis ISD is the largest single contributor, at 39.6% 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 125% of market value ($557,702 land vs $0 improvements), about $15/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 $446,162, 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.
No delinquent taxes on record.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +140 |
| Lake Travis ISD | 1.0656% | 1.0397% | -116 |
| Travis Central Health | 0.1080% | 0.1180% | +45 |
| Travis County ESD # 06 | 0.0876% | 0.0904% | +12 |
| Lazy Nine MUD #1A | 1.0000% | 1.0000% | +0 |
Market value changed by 96% in 2023, 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% | $4,638.75 | $3,742.92 | $895.83 |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $4,461.62 | $3,600.00 | $861.62 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,676.88 | $1,353.04 | $323.84 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $526.57 | $424.88 | $101.69 |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $403.33 | $325.44 | $77.89 |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $11,707.15 | $9,446.28 | $2,260.87 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $251,651 | $446,162 | -43.6% |
| Assessed Value | $251,651 | $446,162 | -43.6% |
| Land Value | $314,564 | $557,702 | -43.6% |
| Improvement Value | — | — | — |
| Taxable Value | $251,651 | $446,162 | -43.6% |
| Total Tax 2026 = estimate |
~$6,603
Estimated
|
$11,707 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $251,651 | $251,651 | +0 (+0.0%) |
| Taxable Value | $251,651 | $251,651 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $251,651 | $314,564 | — | — | $251,651 | $251,651 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $446,162 | $557,702 | — | — | $446,162 | $446,162 | $11,707 | Verified |
| 2024 | $— | — | — | — | $446,162 | $— | $11,625 | Verified |
| 2023 | $— | — | — | — | $440,648 | $— | $8,969 | Verified |
| 2022 | $— | — | — | — | $225,000 | $— | $6,110 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -43.6% | -43.6% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 2.6200% | Verified |
| 2024 | +1.3% | +1.3% | ~100% | 2.6100% | Verified |
| 2023 | +95.8% ! | +95.8% | ~100% | 2.0400% | Verified |
| 2022 | base year | — | ~100% | 2.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +98.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -43.6% | -43.6% | — | -43.6% | 2026 | -43.6% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.6200% | 2.6200% | — | 2.6200% | 2025 | 2.6200% | 2025 |
| Tax Amount | $11,707 | $11,707 | — | $11,707 | 2025 | $11,707 | 2025 |
In 2025, this property's market value of $446,162 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $446,162 | $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% |
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.