TORO CANYON RD TX 78746
| Owner | CAMPBELL PATRICIA A STUFFLEBEME |
|---|---|
| Parcel ID | 0123130821 |
| Short ID | 121953 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 24,976 SF |
| Acres | 0.573 |
| Year Built | — |
| Legal | LOT 2 WESTLAKE HIGHLANDS SEC 3 |
| Neighborhood | M5700 |
| Land | $843,270 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $843,270 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $843,270 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $843,270 |
| Value Limitation Adjustment (−) (homestead cap) | −$47,670 |
| Net Appraised (assessed) | $795,600 |
| Taxable Value | $795,600 |
|---|
Appreciation: Market value has risen +78.1% from $473,566 (2021) to $843,270 (2025), a CAGR of 15.5% 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 $11,624. Eanes ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Assessment Gap: Assessed value ($795,600) is $47,670 below market value, suggesting potential for an upward assessment in future years.
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 ($843,270 land vs $0 improvements), about $34/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 $843,270, 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 +15.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,734,600 by 2030, with an estimated annual tax burden around $20,424. 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% | $6,620.98 | $6,620.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,990.22 | $2,990.22 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $938.99 | $938.99 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $603.06 | $603.06 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $471.00 | $471.00 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $11,624.25 | $11,624.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $799,760 | $843,270 | -5.2% |
| Assessed Value | $799,760 | $795,600 | +0.5% |
| Land Value | $799,760 | $843,270 | -5.2% |
| Improvement Value | — | — | — |
| Taxable Value | $799,760 | $795,600 | +0.5% |
| Total Tax 2026 = estimate |
~$11,685
Estimated
|
~$11,624
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $799,760 | $799,760 | +0 (+0.0%) |
| Taxable Value | $799,760 | $799,760 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $799,760 | $799,760 | — | — | $799,760 | $799,760 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $843,270 | $843,270 | — | −$47,670 | $795,600 | $795,600 | ~$11,624 | Partial |
| 2024 | $— | — | — | — | $663,000 | $— | $9,748 | Verified |
| 2023 | $— | — | — | — | $663,000 | $— | $9,483 | Verified |
| 2022 | $— | — | — | — | $880,000 | $— | $13,742 | Verified |
| 2021 | $473,566 | — | — | — | $495,000 ! | $— | $8,356 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.2% | +0.5% | ~100% | Not available | Partial |
| 2025 | +27.2% | +20.0% | 94.4% | Not available | Partial |
| 2024 | -24.7% | -24.7% | ~100% | 1.4700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.0800% | Verified |
| 2022 | +77.8% ! | +77.8% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +70.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.2% | +36.4% | +16.8% | +78.1% | 2025 | -5.2% | 2026 |
| Assessment Ratio | 100.0% | 99.6% | — | 104.5% | 2021 | 94.3% | 2025 |
| Effective Tax Rate (2025) | 1.3800% | 1.3800% | — | 1.3800% | 2025 | 1.3800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,624 | $9,990 | ~$16,916 | $11,624 | 2025 | $8,356 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$974,122 | ~$974,122 | ~1.4043% | ~$13,680 | +15.5% |
| 2027 | ~$1,125,278 | ~$1,125,278 | ~1.3476% | ~$15,164 | +33.4% |
| 2028 | ~$1,299,889 | ~$1,299,889 | ~1.2909% | ~$16,780 | +54.1% |
| 2029 | ~$1,501,595 | ~$1,501,595 | ~1.2342% | ~$18,532 | +78.1% |
| 2030 | ~$1,734,600 | ~$1,734,600 | ~1.1774% | ~$20,424 | +105.7% |
| 2026 | ~$957,256 | ~$957,256 | ~1.4611% | ~$13,986 | +13.5% |
| 2027 | ~$1,086,650 | ~$1,086,650 | ~1.4611% | ~$15,877 | +28.9% |
| 2028 | ~$1,233,534 | ~$1,233,534 | ~1.4611% | ~$18,023 | +46.3% |
| 2029 | ~$1,400,273 | ~$1,400,273 | ~1.4611% | ~$20,459 | +66.1% |
| 2030 | ~$1,589,551 | ~$1,589,551 | ~1.4611% | ~$23,224 | +88.5% |
| 2026 | ~$990,987 | ~$990,987 | ~1.3760% | ~$13,636 | +17.5% |
| 2027 | ~$1,164,580 | ~$1,164,580 | ~1.2909% | ~$15,033 | +38.1% |
| 2028 | ~$1,368,581 | ~$1,368,581 | ~1.2058% | ~$16,502 | +62.3% |
| 2029 | ~$1,608,318 | ~$1,608,318 | ~1.1207% | ~$18,024 | +90.7% |
| 2030 | ~$1,890,050 | ~$1,890,050 | ~1.0356% | ~$19,574 | +124.1% |
In 2025, this property's market value of $843,270 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $843,270 | $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% |
| 2021 | $473,566 | $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.