TORO CANYON RD TX 78746
| Owner | FOX MALCOLM J |
|---|---|
| Parcel ID | 0125130420 |
| Short ID | 122520 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 45,312 SF |
| Acres | 1.040 |
| Year Built | — |
| Legal | LOT 11 BLK 1 WESTLAKE HIGHLANDS SEC 8 AMENDED |
| Neighborhood | M5700 |
| Land | $917,341 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $917,341 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $917,341 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $917,341 |
| Value Limitation Adjustment (−) (homestead cap) | −$54,699 |
| Net Appraised (assessed) | $862,642 |
| Taxable Value | $862,642 |
|---|
Appreciation: Market value has risen +88.8% from $486,000 (2021) to $917,341 (2025), a CAGR of 17.2% 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 $12,604. Eanes ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Assessment Gap: Assessed value ($862,642) is $54,699 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 ($917,341 land vs $0 improvements), about $20/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 $917,341, 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 +17.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,029,546 by 2030, with an estimated annual tax burden around $23,896. 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% | $7,178.91 | $7,178.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,242.20 | $3,242.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,018.12 | $1,018.12 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $653.88 | $653.88 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $510.68 | $510.68 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $12,603.79 | $12,603.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $901,873 | $917,341 | -1.7% |
| Assessed Value | $901,873 | $862,642 | +4.5% |
| Land Value | $901,873 | $917,341 | -1.7% |
| Improvement Value | — | — | — |
| Taxable Value | $901,873 | $862,642 | +4.5% |
| Total Tax 2026 = estimate |
~$13,177
Estimated
|
~$12,604
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $901,873 | $901,873 | +0 (+0.0%) |
| Taxable Value | $901,873 | $901,873 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $901,873 | $901,873 | — | — | $901,873 | $901,873 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $917,341 | $917,341 | — | −$54,699 | $862,642 | $862,642 | ~$12,604 | Partial |
| 2024 | $— | — | — | — | $718,868 | $— | $10,570 | Verified |
| 2023 | $— | — | — | — | $864,000 | $— | $12,357 | Verified |
| 2022 | $— | — | — | — | $864,000 | $— | $13,492 | Verified |
| 2021 | $486,000 | — | — | — | $486,000 | $— | $8,204 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.7% | +4.5% | ~100% | Not available | Partial |
| 2025 | +6.2% | -0.2% | 94.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.2200% | 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): +88.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.7% | +43.5% | +17.6% | +88.8% | 2025 | -1.7% | 2026 |
| Assessment Ratio | 100.0% | 98.0% | — | 100.0% | 2021 | 94.0% | 2025 |
| Effective Tax Rate (2025) | 1.3700% | 1.3700% | — | 1.3700% | 2025 | 1.3700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,604 | $10,404 | ~$19,284 | $12,604 | 2025 | $8,204 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,075,238 | ~$1,075,238 | ~1.4043% | ~$15,100 | +17.2% |
| 2027 | ~$1,260,312 | ~$1,260,312 | ~1.3476% | ~$16,984 | +37.4% |
| 2028 | ~$1,477,242 | ~$1,477,242 | ~1.2909% | ~$19,069 | +61.0% |
| 2029 | ~$1,731,511 | ~$1,731,511 | ~1.2342% | ~$21,370 | +88.8% |
| 2030 | ~$2,029,546 | ~$2,029,546 | ~1.1774% | ~$23,896 | +121.2% |
| 2026 | ~$1,056,891 | ~$1,056,891 | ~1.4611% | ~$15,442 | +15.2% |
| 2027 | ~$1,217,669 | ~$1,217,669 | ~1.4611% | ~$17,791 | +32.7% |
| 2028 | ~$1,402,906 | ~$1,402,906 | ~1.4611% | ~$20,497 | +52.9% |
| 2029 | ~$1,616,322 | ~$1,616,322 | ~1.4611% | ~$23,616 | +76.2% |
| 2030 | ~$1,862,204 | ~$1,862,204 | ~1.4611% | ~$27,208 | +103.0% |
| 2026 | ~$1,093,584 | ~$1,093,584 | ~1.3760% | ~$15,047 | +19.2% |
| 2027 | ~$1,303,688 | ~$1,303,688 | ~1.2909% | ~$16,829 | +42.1% |
| 2028 | ~$1,554,159 | ~$1,554,159 | ~1.2058% | ~$18,740 | +69.4% |
| 2029 | ~$1,852,750 | ~$1,852,750 | ~1.1207% | ~$20,764 | +102.0% |
| 2030 | ~$2,208,708 | ~$2,208,708 | ~1.0356% | ~$22,874 | +140.8% |
In 2025, this property's market value of $917,341 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $917,341 | $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 | $486,000 | $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.