6509 MADRONE TREE LN 78738
| Owner | OLSSON BERTIL CARL & |
|---|---|
| Parcel ID | 0121860207 |
| Short ID | 953246 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,690 SF |
| Land SF | 34,595 SF |
| Acres | 0.794 |
| Year Built | 2022 |
| Legal | LOT 57 BLK A MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $562,135 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $562,135 |
| Improvement | $1,737,322 |
|---|---|
| Total Improvement | $1,737,322 |
| Market | $2,299,457 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,299,457 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,299,457 |
| Taxable Value | $2,299,457 |
|---|
Appreciation: Market value has risen +83.4% from $1,253,509 (2024) to $2,299,457 (2025), a CAGR of 83.4% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→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 +28.8%, so this parcel has outpaced the broader land/vacant market over the same period.
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 $60,337. 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 24% of market value ($562,135 land vs $1,737,322 improvements), about $16/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,299,457, 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 +83.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $47,765,516 by 2030, with an estimated annual tax burden around $89,058. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,690 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,690 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 1,097 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 771 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 457% 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% | $21,421.07 | $21,421.07 | Paid |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $20,603.13 | $20,603.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,743.58 | $7,743.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,431.64 | $2,431.64 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,862.50 | $1,862.50 | Paid |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $54,061.92 | $54,061.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,612,119 | $2,299,457 | -29.9% |
| Assessed Value | $1,612,119 | $2,299,457 | -29.9% |
| Land Value | $302,977 | $562,135 | -46.1% |
| Improvement Value | $1,309,142 | $1,737,322 | -24.6% |
| Taxable Value | $1,144,426 | $2,299,457 | -50.2% |
| Exemptions | HS,OV65 | None | |
| Total Tax 2026 = estimate |
~$30,029
Estimated
|
~$54,062
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,002,632 | $1,612,119 | -390,513 (-19.5%) |
| Taxable Value | $2,002,632 | $1,144,426 | -858,206 (-42.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,612,119 | $302,977 | $1,309,142 | — | $1,612,119 | $1,144,426 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,299,457 | $562,135 | $1,737,322 | — | $2,299,457 | $2,299,457 | ~$54,062 | Partial |
| 2024 | $1,253,509 | — | — | −$691,374 | $562,135 | $— | $54,791 | Verified |
| 2023 | $— | — | — | — | $516,230 | $— | $32,122 | Verified |
| 2022 | $— | — | — | — | $225,000 | $— | $6,110 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.9% | -12.9% | ~100% | Not available | Partial |
| 2025 | +9.4% | +9.4% | ~100% | Not available | Partial |
| 2024 | +67.8% | +67.8% | ~100% | 2.6100% | Verified |
| 2023 | +457.1% ! | +457.1% | ~100% | 2.5600% | Verified |
| 2022 | base year | — | ~100% | 2.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +922.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -29.9% | +26.8% | +99.1% | +83.4% | 2025 | -29.9% | 2026 |
| Assessment Ratio | 100.0% | 81.6% | — | 100.0% | 2025 | 44.8% | 2024 |
| Effective Tax Rate (2025) | 2.3500% | 2.3500% | — | 2.3500% | 2025 | 2.3500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$54,062 | $54,426 | ~$76,722 | $54,791 | 2024 | $54,062 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,218,161 | ~$2,529,403 | ~2.5801% | ~$65,262 | +83.4% |
| 2027 | ~$7,737,862 | ~$2,782,343 | ~2.5363% | ~$70,569 | +236.5% |
| 2028 | ~$14,194,458 | ~$3,060,577 | ~2.4925% | ~$76,284 | +517.3% |
| 2029 | ~$26,038,540 | ~$3,366,635 | ~2.4487% | ~$82,437 | +1032.4% |
| 2030 | ~$47,765,516 | ~$3,703,298 | ~2.4048% | ~$89,058 | +1977.3% |
| 2026 | ~$4,172,172 | ~$2,529,403 | ~2.6240% | ~$66,371 | +81.4% |
| 2027 | ~$7,570,055 | ~$2,782,343 | ~2.6240% | ~$73,008 | +229.2% |
| 2028 | ~$13,735,229 | ~$3,060,577 | ~2.6240% | ~$80,309 | +497.3% |
| 2029 | ~$24,921,420 | ~$3,366,635 | ~2.6240% | ~$88,339 | +983.8% |
| 2030 | ~$45,217,824 | ~$3,703,298 | ~2.6240% | ~$97,173 | +1866.5% |
| 2026 | ~$4,264,150 | ~$2,529,403 | ~2.5582% | ~$64,708 | +85.4% |
| 2027 | ~$7,907,508 | ~$2,782,343 | ~2.4925% | ~$69,349 | +243.9% |
| 2028 | ~$14,663,809 | ~$3,060,577 | ~2.4267% | ~$74,272 | +537.7% |
| 2029 | ~$27,192,803 | ~$3,366,635 | ~2.3610% | ~$79,486 | +1082.6% |
| 2030 | ~$50,426,770 | ~$3,703,298 | ~2.2953% | ~$85,000 | +2093.0% |
In 2025, this property's market value of $2,299,457 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 27× 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 | $2,299,457 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,253,509 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +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.