TRAILVIEW MESA DR TX 78746
| Owner | WESTRIM ESTATES HOMEOWNERS ASSOCIATION |
|---|---|
| Parcel ID | 0123110386 |
| Short ID | 438241 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,891,462 SF |
| Acres | 43.422 |
| Year Built | — |
| Legal | LOT 80&83 BLK A LOT 64 BLK B *& LOT 1 BLK C WESTVIEW ON LAKE AUSTIN PHS C SEC 3 REPLAT OF |
| Neighborhood | M5900 |
| Land | $34,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $34,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $34,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $34,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $34,000 |
| Taxable Value | $34,000 |
|---|
| Total Due | $2,598.60 |
|---|---|
| First Delinquent | 2022 |
Appreciation: Market value has risen +53.8% from $22,100 (2021) to $34,000 (2025), a CAGR of 11.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $477. Eanes ISD is the largest single contributor, at 59.4% 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 100% of market value ($34,000 land vs $0 improvements), about $0/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 $34,000, this parcel sits in the lower-middle (25th–50th 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 $58,256 by 2030, with an estimated annual tax burden around $665. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $2,598.60 in unpaid taxes since 2022. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Eanes ISD | 0.8855% | 0.8322% | -18 |
| Travis County | 0.3444% | 0.3758% | +11 |
| Travis Central Health | 0.1080% | 0.1180% | +3 |
| Travis County ESD # 09 | 0.0710% | 0.0758% | +2 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $282.95 | $— | $282.95 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $127.79 | $— | $127.79 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $40.13 | $— | $40.13 |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $25.77 | $— | $25.77 |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $476.64 | $0.00 | $476.64 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $34,000 | $34,000 | +0.0% |
| Assessed Value | $34,000 | $34,000 | +0.0% |
| Land Value | $34,000 | $34,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $34,000 | $34,000 | +0.0% |
| Total Tax 2026 = estimate |
~$477
Estimated
|
$477 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $34,000 | $34,000 | +0 (+0.0%) |
| Taxable Value | $34,000 | $34,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $34,000 | $34,000 | — | — | $34,000 | $34,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $34,000 | $34,000 | — | — | $34,000 | $34,000 | $477 | Verified |
| 2024 | $— | — | — | — | $34,000 | $— | $479 | Verified |
| 2023 | $— | — | — | — | $34,000 | $— | $465 | Verified |
| 2022 | $— | — | — | — | $34,000 | $— | $508 | Verified |
| 2021 | $22,100 | — | — | — | $22,100 | $— | $356 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 1.4000% | Verified |
| 2024 | +0.0% | +0.0% | ~100% | 1.4100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.3700% | Verified |
| 2022 | +53.8% | +53.8% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +53.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +26.9% | +11.4% | +53.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4000% | 1.4000% | — | 1.4000% | 2025 | 1.4000% | 2025 |
| Tax Amount | $477 | $416 | ~$586 | $477 | 2025 | $356 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$37,866 | ~$37,866 | ~1.3497% | ~$511 | +11.4% |
| 2027 | ~$42,172 | ~$42,172 | ~1.2975% | ~$547 | +24.0% |
| 2028 | ~$46,967 | ~$46,967 | ~1.2453% | ~$585 | +38.1% |
| 2029 | ~$52,308 | ~$52,308 | ~1.1931% | ~$624 | +53.8% |
| 2030 | ~$58,256 | ~$58,256 | ~1.1409% | ~$665 | +71.3% |
| 2026 | ~$37,186 | ~$37,186 | ~1.4019% | ~$521 | +9.4% |
| 2027 | ~$40,671 | ~$40,671 | ~1.4019% | ~$570 | +19.6% |
| 2028 | ~$44,482 | ~$44,482 | ~1.4019% | ~$624 | +30.8% |
| 2029 | ~$48,650 | ~$48,650 | ~1.4019% | ~$682 | +43.1% |
| 2030 | ~$53,209 | ~$53,209 | ~1.4019% | ~$746 | +56.5% |
| 2026 | ~$38,546 | ~$38,546 | ~1.3236% | ~$510 | +13.4% |
| 2027 | ~$43,700 | ~$43,700 | ~1.2453% | ~$544 | +28.5% |
| 2028 | ~$49,543 | ~$49,543 | ~1.1670% | ~$578 | +45.7% |
| 2029 | ~$56,167 | ~$56,167 | ~1.0887% | ~$611 | +65.2% |
| 2030 | ~$63,678 | ~$63,678 | ~1.0103% | ~$643 | +87.3% |
In 2025, this property's market value of $34,000 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -60% below 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 | $34,000 | $24,862 | $85,028 | $363,420 | ↓ Below median | +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% |
| 2021 | $22,100 | $6,000 | $14,480 | $80,000 | ↑ Above median | base yr |
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.