6105 DUSK LIGHT CV 78738
| Owner | CLARK REALTORS LLC & |
|---|---|
| Parcel ID | 0121880116 |
| Short ID | 953026 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,469 SF |
| Land SF | 43,194 SF |
| Acres | 0.992 |
| Year Built | 2022 |
| Legal | LOT 49 BLK A MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $520,537 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $520,537 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $416,430 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $416,430 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $416,430 |
| Taxable Value | $416,430 |
|---|
Appreciation: Market value has fallen -11.4% from $470,000 (2024) to $416,430 (2025), a CAGR of -11.4% over 1 year. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 lagged 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 $10,927. 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 ($520,537 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 $416,430, 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 -11.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $227,385 by 2030, with an estimated annual tax burden around $5,468. 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 | 5,469 SF | ✗ |
| 1ST | 1st Floor | 3,727 SF | ✓ |
| 2ND | 2nd Floor | 1,742 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 699 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 599 SF | ✓ |
| 031 | GARAGE DET 1ST F | 572 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
Market value changed by 129% 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% | $4,329.62 | $4,329.62 | Paid |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $4,164.30 | $4,164.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,565.13 | $1,565.13 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $491.48 | $491.48 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $376.45 | $376.45 | Paid |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $10,926.98 | $10,926.98 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $333,582 | $416,430 | -19.9% |
| Assessed Value | $333,582 | $416,430 | -19.9% |
| Land Value | $333,582 | $520,537 | -35.9% |
| Improvement Value | — | — | — |
| Taxable Value | $333,582 | $416,430 | -19.9% |
| Total Tax 2026 = estimate |
~$8,753
Estimated
|
~$10,927
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $333,582 | $333,582 | +0 (+0.0%) |
| Taxable Value | $333,582 | $333,582 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $333,582 | $333,582 | — | — | $333,582 | $333,582 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $416,430 | $520,537 | — | — | $416,430 | $416,430 | ~$10,927 | Partial |
| 2024 | $470,000 | — | — | −$53,570 | $416,430 | $— | $10,851 | Verified |
| 2023 | $— | — | — | — | $515,632 | $— | $11,032 | Verified |
| 2022 | $— | — | — | — | $225,000 | $— | $6,110 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -19.9% | -19.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -19.2% | -19.2% | ~100% | 2.6100% | Verified |
| 2023 | +129.2% ! | +129.2% | ~100% | 2.1400% | Verified |
| 2022 | base year | — | ~100% | 2.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +85.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.9% | -15.6% | -7.0% | -11.4% | 2025 | -19.9% | 2026 |
| Assessment Ratio | 100.0% | 96.2% | — | 100.0% | 2025 | 88.6% | 2024 |
| Effective Tax Rate (2025) | 2.6200% | 2.6200% | — | 2.6200% | 2025 | 2.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,927 | $10,889 | ~$7,357 | $10,927 | 2025 | $10,851 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$368,966 | ~$368,966 | ~2.5801% | ~$9,520 | -11.4% |
| 2027 | ~$326,912 | ~$326,912 | ~2.5363% | ~$8,292 | -21.5% |
| 2028 | ~$289,651 | ~$289,651 | ~2.4925% | ~$7,220 | -30.4% |
| 2029 | ~$256,637 | ~$256,637 | ~2.4487% | ~$6,284 | -38.4% |
| 2030 | ~$227,385 | ~$227,385 | ~2.4048% | ~$5,468 | -45.4% |
| 2026 | ~$395,608 | ~$395,608 | ~2.6240% | ~$10,381 | -5.0% |
| 2027 | ~$375,828 | ~$375,828 | ~2.6240% | ~$9,862 | -9.8% |
| 2028 | ~$357,037 | ~$357,037 | ~2.6240% | ~$9,369 | -14.3% |
| 2029 | ~$339,185 | ~$339,185 | ~2.6240% | ~$8,900 | -18.5% |
| 2030 | ~$322,226 | ~$322,226 | ~2.6240% | ~$8,455 | -22.6% |
| 2026 | ~$377,294 | ~$377,294 | ~2.5582% | ~$9,652 | -9.4% |
| 2027 | ~$341,837 | ~$341,837 | ~2.4925% | ~$8,520 | -17.9% |
| 2028 | ~$309,711 | ~$309,711 | ~2.4267% | ~$7,516 | -25.6% |
| 2029 | ~$280,605 | ~$280,605 | ~2.3610% | ~$6,625 | -32.6% |
| 2030 | ~$254,234 | ~$254,234 | ~2.2953% | ~$5,835 | -38.9% |
In 2025, this property's market value of $416,430 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 | $416,430 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $470,000 | $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.