6408 MADRONE TREE LN 78738
| Owner | MBM TRUST |
|---|---|
| Parcel ID | 0121860214 |
| Short ID | 953253 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,643 SF |
| Land SF | 32,387 SF |
| Acres | 0.744 |
| Year Built | 2022 |
| Legal | LOT 64 BLK A MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $557,625 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $557,625 |
| Improvement | $2,220,653 |
|---|---|
| Total Improvement | $2,220,653 |
| Market | $2,778,278 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,778,278 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,778,278 |
| Exemptions (−) (HS,OV65) | −$698,876 |
|---|---|
| Taxable Value | $2,079,402 |
Appreciation: Market value has risen +474.9% from $483,275 (2024) to $2,778,278 (2025), a CAGR of 474.9% 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 $54,563. Lazy Nine MUD #1A is the largest single contributor, at 46.9% 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 20% of market value ($557,625 land vs $2,220,653 improvements), about $17/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,778,278, 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 +474.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $17,445,465,093 by 2030, with an estimated annual tax burden around $107,603. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,643 SF | ✗ |
| 1ST | 1st Floor | 4,367 SF | ✓ |
| 2ND | 2nd Floor | 1,276 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 926 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 715 SF | ✗ |
| 251 | BATHROOM | 5 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 250 | HALF BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| 447 | SPA CONCRETE | 1 SF | ✗ |
Market value changed by 115% 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 |
|---|---|---|---|---|---|---|---|---|---|
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $27,782.78 | $27,782.78 | Paid |
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $18,774.73 | $18,774.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,815.33 | $7,815.33 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $2,511.54 | $2,511.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,404.63 | $2,404.63 | Paid |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $59,289.01 | $59,289.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,412,123 | $2,778,278 | -13.2% |
| Assessed Value | $2,412,123 | $2,778,278 | -13.2% |
| Land Value | $291,934 | $557,625 | -47.6% |
| Improvement Value | $2,120,189 | $2,220,653 | -4.5% |
| Taxable Value | $1,764,853 | $2,079,402 | -15.1% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$46,309
Estimated
|
~$59,289
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,682,521 | $2,412,123 | -270,398 (-10.1%) |
| Taxable Value | $1,983,221 | $1,764,853 | -218,368 (-11.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,412,123 | $291,934 | $2,120,189 | — | $2,412,123 | $1,764,853 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,778,278 | $557,625 | $2,220,653 | — | $2,778,278 | $2,079,402 | ~$59,289 | Partial |
| 2024 | $483,275 | — | — | — | $557,625 ! | $— | $66,828 | Verified |
| 2023 | $— | — | — | — | $483,275 | $— | $12,384 | Verified |
| 2022 | $— | — | — | — | $225,000 | $— | $6,110 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -3.4% | -3.4% | ~100% | Not available | Partial |
| 2025 | -1.4% | -1.4% | ~100% | Not available | Partial |
| 2024 | +482.9% ! | +482.9% | ~100% | 2.3700% | Verified |
| 2023 | +114.8% ! | +114.8% | ~100% | 2.5600% | Verified |
| 2022 | base year | — | ~100% | 2.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1134.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.2% | +230.8% | +492.3% | +474.9% | 2025 | -13.2% | 2026 |
| Assessment Ratio | 100.0% | 105.1% | — | 115.4% | 2024 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.1300% | 2.1300% | — | 2.1300% | 2025 | 2.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$59,289 | $63,058 | ~$92,698 | $66,828 | 2024 | $59,289 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$15,971,918 | ~$3,056,106 | ~2.5801% | ~$78,852 | +474.9% |
| 2027 | ~$91,820,244 | ~$3,361,716 | ~2.5363% | ~$85,264 | +3204.9% |
| 2028 | ~$527,861,286 | ~$3,697,888 | ~2.4925% | ~$92,169 | +18899.6% |
| 2029 | ~$3,034,598,101 | ~$4,067,677 | ~2.4487% | ~$99,603 | +109125.9% |
| 2030 | ~$17,445,465,093 | ~$4,474,445 | ~2.4048% | ~$107,603 | +627823.7% |
| 2026 | ~$15,916,352 | ~$3,056,106 | ~2.6240% | ~$80,191 | +472.9% |
| 2027 | ~$91,182,478 | ~$3,361,716 | ~2.6240% | ~$88,210 | +3182.0% |
| 2028 | ~$522,371,215 | ~$3,697,888 | ~2.6240% | ~$97,031 | +18702.0% |
| 2029 | ~$2,992,589,056 | ~$4,067,677 | ~2.6240% | ~$106,735 | +107613.8% |
| 2030 | ~$17,144,109,395 | ~$4,474,445 | ~2.6240% | ~$117,408 | +616976.8% |
| 2026 | ~$16,027,484 | ~$3,056,106 | ~2.5582% | ~$78,182 | +476.9% |
| 2027 | ~$92,460,232 | ~$3,361,716 | ~2.4925% | ~$83,790 | +3228.0% |
| 2028 | ~$533,389,689 | ~$3,697,888 | ~2.4267% | ~$89,738 | +19098.6% |
| 2029 | ~$3,077,047,884 | ~$4,067,677 | ~2.3610% | ~$96,038 | +110653.8% |
| 2030 | ~$17,751,043,706 | ~$4,474,445 | ~2.2953% | ~$102,700 | +638822.5% |
In 2025, this property's market value of $2,778,278 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 33× 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 | $2,778,278 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $483,275 | $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.