MATADOR LN TX 78746
| Owner | VIGLIONE MARK J |
|---|---|
| Parcel ID | 0123130125 |
| Short ID | 121907 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 255,697 SF |
| Acres | 5.870 |
| Year Built | — |
| Legal | LOT 14 LESS E .476 ACR WESTLAKE HIGHLANDS SEC 7 |
| Neighborhood | M5700 |
| Land | $163,693 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $163,693 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $163,693 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $163,693 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $163,693 |
| Taxable Value | $163,693 |
|---|
Appreciation: Market value has risen +65.3% from $99,000 (2021) to $163,693 (2025), a CAGR of 13.4% 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 5 taxing entities is 1.4611% in 2025 (-0.0092% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $2,392. Eanes ISD is the largest single contributor, at 57.0% 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 ($163,693 land vs $0 improvements), about $1/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 $163,693, this parcel sits in the upper-middle (50th–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 +13.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $306,919 by 2030, with an estimated annual tax burden around $3,614. 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.
Market value changed by 78% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $1,362.25 | $1,362.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $615.23 | $615.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $193.20 | $193.20 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $124.08 | $124.08 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $96.91 | $96.91 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $2,391.67 | $2,391.67 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $201,583 | $163,693 | +23.1% |
| Assessed Value | $196,432 | $163,693 | +20.0% |
| Land Value | $201,583 | $163,693 | +23.1% |
| Improvement Value | — | — | — |
| Taxable Value | $196,432 | $163,693 | +20.0% |
| HS Cap Loss | -$5,151 | — | |
| Total Tax 2026 = estimate |
~$2,870
Estimated
|
~$2,392
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $201,583 | $201,583 | +0 (+0.0%) |
| Taxable Value | $196,432 | $196,432 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $201,583 | $201,583 | — | −$5,151 | $196,432 | $196,432 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $163,693 | $163,693 | — | — | $163,693 | $163,693 | ~$2,392 | Partial |
| 2024 | $— | — | — | — | $176,000 | $— | $2,588 | Verified |
| 2023 | $— | — | — | — | $176,000 | $— | $2,517 | Verified |
| 2022 | $— | — | — | — | $176,000 | $— | $2,748 | Verified |
| 2021 | $99,000 | — | — | — | $99,000 | $— | $1,671 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +23.1% | +20.0% | 97.4% | Not available | Partial |
| 2025 | -7.0% | -7.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.4700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4300% | Verified |
| 2022 | +77.8% ! | +77.8% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +65.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +23.1% | +44.2% | +9.1% | +65.3% | 2025 | +23.1% | 2026 |
| Assessment Ratio | 97.4% | 99.1% | — | 100.0% | 2021 | 97.4% | 2026 |
| Effective Tax Rate (2025) | 1.4600% | 1.4600% | — | 1.4600% | 2025 | 1.4600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,392 | $2,031 | ~$3,096 | $2,392 | 2025 | $1,671 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$185,622 | ~$185,622 | ~1.4043% | ~$2,607 | +13.4% |
| 2027 | ~$210,488 | ~$210,488 | ~1.3476% | ~$2,837 | +28.6% |
| 2028 | ~$238,686 | ~$238,686 | ~1.2909% | ~$3,081 | +45.8% |
| 2029 | ~$270,661 | ~$270,661 | ~1.2342% | ~$3,340 | +65.3% |
| 2030 | ~$306,919 | ~$306,919 | ~1.1774% | ~$3,614 | +87.5% |
| 2026 | ~$182,348 | ~$182,348 | ~1.4611% | ~$2,664 | +11.4% |
| 2027 | ~$203,129 | ~$203,129 | ~1.4611% | ~$2,968 | +24.1% |
| 2028 | ~$226,278 | ~$226,278 | ~1.4611% | ~$3,306 | +38.2% |
| 2029 | ~$252,065 | ~$252,065 | ~1.4611% | ~$3,683 | +54.0% |
| 2030 | ~$280,791 | ~$280,791 | ~1.4611% | ~$4,103 | +71.5% |
| 2026 | ~$188,896 | ~$188,896 | ~1.3760% | ~$2,599 | +15.4% |
| 2027 | ~$217,978 | ~$217,978 | ~1.2909% | ~$2,814 | +33.2% |
| 2028 | ~$251,539 | ~$251,539 | ~1.2058% | ~$3,033 | +53.7% |
| 2029 | ~$290,267 | ~$290,267 | ~1.1207% | ~$3,253 | +77.3% |
| 2030 | ~$334,957 | ~$334,957 | ~1.0356% | ~$3,469 | +104.6% |
In 2025, this property's market value of $163,693 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +93% above 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 | $163,693 | $24,862 | $85,028 | $363,420 | ↑ Above 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 | $99,000 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | 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.