DUCKHORN PASS TX 78738
| Owner | SERENE HILLS HOMEOWNERS |
|---|---|
| Parcel ID | 0126870215 |
| Short ID | 895962 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,180,040 SF |
| Acres | 27.090 |
| Year Built | — |
| Legal | LOT 743 SERENE HILLS SUBD PHS 4W (OPEN SPACE & DRAINAGE EASEMENT) (OPEN SPACE & DRAINAGE EASEMENT) |
| Neighborhood | R3018 |
| Land | $13,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $13,750 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $13,750 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $13,750 |
| Value Limitation Adjustment (−) (homestead cap) | −$6,550 |
| Net Appraised (assessed) | $7,200 |
| Taxable Value | $7,200 |
|---|
Appreciation: Market value has risen +175.0% from $5,000 (2021) to $13,750 (2025), a CAGR of 28.8% 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 7 taxing entities is 2.3596% in 2025 (+0.0234% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $170. Lake Travis ISD is the largest single contributor, at 44.1% of the total 2025 levy.
Assessment Gap: Assessed value ($7,200) is $6,550 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 ($13,750 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 $13,750, this parcel sits in the bottom quartile (<25th 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 +28.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $48,693 by 2030, with an estimated annual tax burden around $981. 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 175% in 2024, 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% | $74.86 | $74.86 | Paid |
| WSH WCID # 17 (Serene Hills) | 0.6250% | 0.5829% | 0.5513% | 0.5175% | 0.5100% | -0.0075% | $36.72 | $36.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $27.06 | $27.06 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $12.21 | $12.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8.50 | $8.50 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $6.51 | $6.51 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $4.03 | $4.03 | Paid |
| Combined Rate | 2.6356% | 2.4819% | 2.3111% | 2.3362% | 2.3596% | +0.0234% | $169.89 | $169.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $13,750 | $13,750 | +0.0% |
| Assessed Value | $8,640 | $7,200 | +20.0% |
| Land Value | $13,750 | $13,750 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $8,640 | $7,200 | +20.0% |
| HS Cap Loss | -$5,110 | — | |
| Total Tax 2026 = estimate |
~$204
Estimated
|
~$170
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $13,750 | $13,750 | +0 (+0.0%) |
| Taxable Value | $8,640 | $8,640 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $13,750 | $13,750 | — | −$5,110 | $8,640 | $8,640 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $13,750 | $13,750 | — | −$6,550 | $7,200 | $7,200 | ~$170 | Partial |
| 2024 | $— | — | — | — | $13,750 | $— | $140 | Verified |
| 2023 | $— | — | — | — | $5,000 | $— | $116 | Verified |
| 2022 | $— | — | — | — | $5,000 | $— | $124 | Verified |
| 2021 | $5,000 | — | — | — | $5,000 | $— | $132 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 62.8% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 52.4% | Not available | Partial |
| 2024 | +175.0% ! | +20.0% | 43.6% | 1.0200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.3100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.4800% | Verified |
| 2021 | base year | — | ~100% | 2.6400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +175.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +87.5% | +28.8% | +175.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 62.8% | 71.7% | — | 100.0% | 2021 | 52.4% | 2025 |
| Effective Tax Rate (2025) | 1.2400% | 1.2400% | — | 1.2400% | 2025 | 1.2400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$170 | $151 | ~$663 | $170 | 2025 | $132 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$17,707 | ~$17,707 | ~2.2906% | ~$406 | +28.8% |
| 2027 | ~$22,802 | ~$22,802 | ~2.2216% | ~$507 | +65.8% |
| 2028 | ~$29,363 | ~$29,363 | ~2.1526% | ~$632 | +113.5% |
| 2029 | ~$37,813 | ~$37,813 | ~2.0836% | ~$788 | +175.0% |
| 2030 | ~$48,693 | ~$48,693 | ~2.0146% | ~$981 | +254.1% |
| 2026 | ~$17,432 | ~$17,432 | ~2.3596% | ~$411 | +26.8% |
| 2027 | ~$22,099 | ~$22,099 | ~2.3596% | ~$521 | +60.7% |
| 2028 | ~$28,016 | ~$28,016 | ~2.3596% | ~$661 | +103.8% |
| 2029 | ~$35,518 | ~$35,518 | ~2.3596% | ~$838 | +158.3% |
| 2030 | ~$45,028 | ~$45,028 | ~2.3596% | ~$1,062 | +227.5% |
| 2026 | ~$17,982 | ~$17,982 | ~2.2561% | ~$406 | +30.8% |
| 2027 | ~$23,516 | ~$23,516 | ~2.1526% | ~$506 | +71.0% |
| 2028 | ~$30,753 | ~$30,753 | ~2.0491% | ~$630 | +123.7% |
| 2029 | ~$40,217 | ~$40,217 | ~1.9456% | ~$782 | +192.5% |
| 2030 | ~$52,594 | ~$52,594 | ~1.8422% | ~$969 | +282.5% |
In 2025, this property's market value of $13,750 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -84% 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 | $13,750 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $5,000 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.