17113 MORNING GROVE LN 78738
| Owner | MADRONE CANYON LLC |
|---|---|
| Parcel ID | 0121860217 |
| Short ID | 953040 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 31,076 SF |
| Acres | 0.713 |
| Year Built | — |
| Legal | LOT 71 BLK A MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $535,050 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $535,050 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $428,040 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $428,040 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $428,040 |
| Taxable Value | $428,040 |
|---|
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 $11,232. 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 ($535,050 land vs $0 improvements), about $17/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 $428,040, 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% | +134 |
| Lake Travis ISD | 1.0656% | 1.0397% | -111 |
| Travis Central Health | 0.1080% | 0.1180% | +43 |
| Travis County ESD # 06 | 0.0876% | 0.0904% | +12 |
| Lazy Nine MUD #1A | 1.0000% | 1.0000% | +0 |
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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $4,450.33 | $3,327.04 | $1,123.29 |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $4,280.40 | $3,200.00 | $1,080.40 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,608.77 | $1,202.70 | $406.07 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $505.19 | $377.68 | $127.51 |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $386.94 | $289.27 | $97.67 |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $11,231.63 | $8,396.69 | $2,834.94 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $228,303 | $428,040 | -46.7% |
| Assessed Value | $228,303 | $428,040 | -46.7% |
| Land Value | $285,379 | $535,050 | -46.7% |
| Improvement Value | — | — | — |
| Taxable Value | $228,303 | $428,040 | -46.7% |
| Total Tax 2026 = estimate |
~$5,991
Estimated
|
$11,232 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $228,303 | $228,303 | +0 (+0.0%) |
| Taxable Value | $228,303 | $228,303 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $228,303 | $285,379 | — | — | $228,303 | $228,303 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $428,040 | $535,050 | — | — | $428,040 | $428,040 | $11,232 | Verified |
| 2024 | $— | — | — | — | $428,040 | $— | $11,153 | Verified |
| 2023 | $— | — | — | — | $370,968 | $— | $7,944 | Verified |
| 2022 | $— | — | — | — | $225,000 | $— | $6,110 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -46.7% | -46.7% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 2.6200% | Verified |
| 2024 | +15.4% | +15.4% | ~100% | 2.6100% | Verified |
| 2023 | +64.9% | +64.9% | ~100% | 2.1400% | Verified |
| 2022 | base year | — | ~100% | 2.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +90.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -46.7% | -46.7% | — | -46.7% | 2026 | -46.7% | 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 | $11,232 | $11,232 | — | $11,232 | 2025 | $11,232 | 2025 |
In 2025, this property's market value of $428,040 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 | $428,040 | $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.