17109 SAGEBROOK DR 78738
| Owner | KALBEAR INVESTMENTS II LLC |
|---|---|
| Parcel ID | 0123860610 |
| Short ID | 953284 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 4,692 SF |
| Land SF | 34,447 SF |
| Acres | 0.791 |
| Year Built | 2022 |
| Legal | LOT 3 BLK C MADRONE CANYON |
| Neighborhood | P5180 |
| Land | $562,239 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $562,239 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $375,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $375,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $375,000 |
| Taxable Value | $375,000 |
|---|
Appreciation: Market value has fallen -12.5% from $428,710 (2024) to $375,000 (2025), a CAGR of -12.5% 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 $9,840. 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 150% of market value ($562,239 land vs $0 improvements), about $16/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 $375,000, 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 -12.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $192,030 by 2030, with an estimated annual tax burden around $4,618. 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 | 4,692 SF | ✗ |
| 1ST | 1st Floor | 3,552 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 1,330 SF | ✓ |
| 2ND | 2nd Floor | 1,140 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 947 SF | ✗ |
| 251 | BATHROOM | 5 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 128% 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% | $3,898.88 | $3,898.88 | Paid |
| U5L Lazy Nine MUD #1A | 1.0000% | 1.0000% | 1.0000% | 1.0000% | 1.0000% | +0.0000% | $3,750.00 | $3,750.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,409.42 | $1,409.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $442.59 | $442.59 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $339.00 | $339.00 | Paid |
| Combined Rate | 2.7993% | 2.7157% | 2.5625% | 2.6056% | 2.6240% | +0.0184% | $9,839.89 | $9,839.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $302,236 | $375,000 | -19.4% |
| Assessed Value | $302,236 | $375,000 | -19.4% |
| Land Value | $302,236 | $562,239 | -46.2% |
| Improvement Value | — | — | — |
| Taxable Value | $302,236 | $375,000 | -19.4% |
| Total Tax 2026 = estimate |
~$7,931
Estimated
|
~$9,840
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $302,236 | $302,236 | +0 (+0.0%) |
| Taxable Value | $302,236 | $302,236 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $302,236 | $302,236 | — | — | $302,236 | $302,236 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $375,000 | $562,239 | — | — | $375,000 | $375,000 | ~$9,840 | Partial |
| 2024 | $428,710 | — | — | — | $475,065 ! | $— | $12,378 | Verified |
| 2023 | $— | — | — | — | $514,020 | $— | $10,986 | Verified |
| 2022 | $— | — | — | — | $225,000 | $— | $6,110 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -19.4% | -19.4% | ~100% | Not available | Partial |
| 2025 | -33.3% | -27.1% | ~100% | Not available | Partial |
| 2024 | +9.4% | +0.1% | 91.5% | 2.2000% | Verified |
| 2023 | +128.5% ! | +128.5% | ~100% | 2.1400% | Verified |
| 2022 | base year | — | ~100% | 2.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +66.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -19.4% | -15.9% | -8.3% | -12.5% | 2025 | -19.4% | 2026 |
| Assessment Ratio | 100.0% | 103.6% | — | 110.8% | 2024 | 100.0% | 2025 |
| 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 |
$9,840 | $11,109 | ~$6,398 | $12,378 | 2024 | $9,840 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$328,019 | ~$328,019 | ~2.5801% | ~$8,463 | -12.5% |
| 2027 | ~$286,924 | ~$286,924 | ~2.5363% | ~$7,277 | -23.5% |
| 2028 | ~$250,977 | ~$250,977 | ~2.4925% | ~$6,256 | -33.1% |
| 2029 | ~$219,534 | ~$219,534 | ~2.4487% | ~$5,376 | -41.5% |
| 2030 | ~$192,030 | ~$192,030 | ~2.4048% | ~$4,618 | -48.8% |
| 2026 | ~$356,250 | ~$356,250 | ~2.6240% | ~$9,348 | -5.0% |
| 2027 | ~$338,438 | ~$338,438 | ~2.6240% | ~$8,881 | -9.7% |
| 2028 | ~$321,516 | ~$321,516 | ~2.6240% | ~$8,436 | -14.3% |
| 2029 | ~$305,440 | ~$305,440 | ~2.6240% | ~$8,015 | -18.5% |
| 2030 | ~$290,168 | ~$290,168 | ~2.6240% | ~$7,614 | -22.6% |
| 2026 | ~$335,519 | ~$335,519 | ~2.5582% | ~$8,583 | -10.5% |
| 2027 | ~$300,195 | ~$300,195 | ~2.4925% | ~$7,482 | -19.9% |
| 2028 | ~$268,589 | ~$268,589 | ~2.4267% | ~$6,518 | -28.4% |
| 2029 | ~$240,311 | ~$240,311 | ~2.3610% | ~$5,674 | -35.9% |
| 2030 | ~$215,011 | ~$215,011 | ~2.2953% | ~$4,935 | -42.7% |
In 2025, this property's market value of $375,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $375,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $428,710 | $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.