6104 DUSK LIGHT CV 78738
| Owner | MADRONE CANYON LLC |
|---|---|
| Parcel ID | 0121880112 |
| Short ID | 953022 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 52,438 SF |
| Acres | 1.204 |
| Year Built | — |
| Legal | LOT 45 BLK A MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $654,587 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $654,587 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $523,670 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $523,670 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $523,670 |
| Taxable Value | $523,670 |
|---|
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 $13,741. 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 ($654,587 land vs $0 improvements), about $12/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 $523,670, 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% | +164 |
| Lake Travis ISD | 1.0656% | 1.0397% | -136 |
| Travis Central Health | 0.1080% | 0.1180% | +53 |
| Travis County ESD # 06 | 0.0876% | 0.0904% | +15 |
| Lazy Nine MUD #1A | 1.0000% | 1.0000% | +0 |
Market value changed by 192% 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% | $5,444.60 | $3,742.93 | $1,701.67 |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $5,236.70 | $3,600.00 | $1,636.70 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,968.19 | $1,353.04 | $615.15 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $618.05 | $424.88 | $193.17 |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $473.39 | $325.43 | $147.96 |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $13,740.93 | $9,446.28 | $4,294.65 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $303,089 | $523,670 | -42.1% |
| Assessed Value | $303,089 | $523,670 | -42.1% |
| Land Value | $378,861 | $654,587 | -42.1% |
| Improvement Value | — | — | — |
| Taxable Value | $303,089 | $523,670 | -42.1% |
| Total Tax 2026 = estimate |
~$7,953
Estimated
|
$13,741 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $303,089 | $303,089 | +0 (+0.0%) |
| Taxable Value | $303,089 | $303,089 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $303,089 | $378,861 | — | — | $303,089 | $303,089 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $523,670 | $654,587 | — | — | $523,670 | $523,670 | $13,741 | Verified |
| 2024 | $— | — | — | — | $523,670 | $— | $13,645 | Verified |
| 2023 | $— | — | — | — | $657,275 | $— | $7,944 | Verified |
| 2022 | $— | — | — | — | $225,000 | $— | $6,110 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -42.1% | -42.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 2.6200% | Verified |
| 2024 | -20.3% | -20.3% | ~100% | 2.6100% | Verified |
| 2023 | +192.1% ! | +192.1% | ~100% | 1.2100% | Verified |
| 2022 | base year | — | ~100% | 2.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +132.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -42.1% | -42.1% | — | -42.1% | 2026 | -42.1% | 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 | $13,741 | $13,741 | — | $13,741 | 2025 | $13,741 | 2025 |
In 2025, this property's market value of $523,670 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $523,670 | $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.