6404 MADRONE TREE LN 78738
| Owner | TUCK WILLIAM CODY & ASHLEY E TUCK |
|---|---|
| Parcel ID | 0121860215 |
| Short ID | 953254 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,236 SF |
| Land SF | 65,092 SF |
| Acres | 1.494 |
| Year Built | 2022 |
| Legal | LOT 65 BLK A MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $759,388 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $759,388 |
| Improvement | $2,012,249 |
|---|---|
| Total Improvement | $2,012,249 |
| Market | $2,771,637 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,771,637 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,771,637 |
| Exemptions (−) (HS) | −$554,327 |
|---|---|
| Taxable Value | $2,217,310 |
Appreciation: Market value has risen +162.4% from $1,056,200 (2024) to $2,771,637 (2025), a CAGR of 162.4% 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 $58,181. Lazy Nine MUD #1A is the largest single contributor, at 44.2% 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 27% of market value ($759,388 land vs $2,012,249 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,771,637, 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 +162.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $344,895,308 by 2030, with an estimated annual tax burden around $107,345. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,236 SF | ✗ |
| 1ST | 1st Floor | 3,674 SF | ✓ |
| 2ND | 2nd Floor | 1,562 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 879 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 422 SF | ✗ |
| 251 | BATHROOM | 5 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 661% 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% | $27,716.37 | $27,716.37 | Paid |
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $21,597.79 | $21,597.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,333.65 | $8,333.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,616.94 | $2,616.94 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $2,505.53 | $2,505.53 | Paid |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $62,770.28 | $62,770.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,461,900 | $2,771,637 | -11.2% |
| Assessed Value | $2,461,900 | $2,771,637 | -11.2% |
| Land Value | $377,546 | $759,388 | -50.3% |
| Improvement Value | $2,084,354 | $2,012,249 | +3.6% |
| Taxable Value | $1,969,520 | $2,217,310 | -11.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$51,680
Estimated
|
~$62,770
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,468,235 | $2,461,900 | -6,335 (-0.3%) |
| Taxable Value | $1,974,588 | $1,969,520 | -5,068 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,461,900 | $377,546 | $2,084,354 | — | $2,461,900 | $1,969,520 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,771,637 | $759,388 | $2,012,249 | — | $2,771,637 | $2,217,310 | ~$62,770 | Partial |
| 2024 | $1,056,200 | — | — | −$296,812 | $759,388 | $— | $62,038 | Verified |
| 2023 | $— | — | — | — | $490,230 | $— | $24,949 | Verified |
| 2022 | $— | — | — | — | $225,000 | $— | $6,110 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.9% | -10.9% | ~100% | Not available | Partial |
| 2025 | +1.1% | +1.1% | ~100% | Not available | Partial |
| 2024 | +60.0% | +60.0% | ~100% | 2.2600% | Verified |
| 2023 | +661.3% ! | +661.3% | ~100% | 1.4600% | Verified |
| 2022 | base year | — | ~100% | 2.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1131.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.2% | +75.6% | +169.0% | +162.4% | 2025 | -11.2% | 2026 |
| Assessment Ratio | 100.0% | 90.6% | — | 100.0% | 2025 | 71.9% | 2024 |
| Effective Tax Rate (2025) | 2.2600% | 2.2600% | — | 2.2600% | 2025 | 2.2600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$62,770 | $62,404 | ~$92,476 | $62,770 | 2025 | $62,038 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,273,217 | ~$3,048,801 | ~2.5801% | ~$78,663 | +162.4% |
| 2027 | ~$19,086,079 | ~$3,353,681 | ~2.5363% | ~$85,060 | +588.6% |
| 2028 | ~$50,084,912 | ~$3,689,049 | ~2.4925% | ~$91,949 | +1707.1% |
| 2029 | ~$131,430,784 | ~$4,057,954 | ~2.4487% | ~$99,365 | +4642.0% |
| 2030 | ~$344,895,308 | ~$4,463,749 | ~2.4048% | ~$107,345 | +12343.7% |
| 2026 | ~$7,217,784 | ~$3,048,801 | ~2.6240% | ~$80,000 | +160.4% |
| 2027 | ~$18,796,259 | ~$3,353,681 | ~2.6240% | ~$87,999 | +578.2% |
| 2028 | ~$48,948,453 | ~$3,689,049 | ~2.6240% | ~$96,799 | +1666.0% |
| 2029 | ~$127,469,566 | ~$4,057,954 | ~2.6240% | ~$106,479 | +4499.1% |
| 2030 | ~$331,951,048 | ~$4,463,749 | ~2.6240% | ~$117,127 | +11876.7% |
| 2026 | ~$7,328,650 | ~$3,048,801 | ~2.5582% | ~$77,995 | +164.4% |
| 2027 | ~$19,378,117 | ~$3,353,681 | ~2.4925% | ~$83,590 | +599.2% |
| 2028 | ~$51,238,826 | ~$3,689,049 | ~2.4267% | ~$89,524 | +1748.7% |
| 2029 | ~$135,483,617 | ~$4,057,954 | ~2.3610% | ~$95,808 | +4788.2% |
| 2030 | ~$358,240,259 | ~$4,463,749 | ~2.2953% | ~$102,455 | +12825.2% |
In 2025, this property's market value of $2,771,637 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 | $2,771,637 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,056,200 | $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.