816 MARLY WAY TX 78733
| Owner | MARLY WAY INVESTMENT LLC |
|---|---|
| Parcel ID | 0127340202 |
| Short ID | 495412 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 46,479 SF |
| Acres | 1.067 |
| Year Built | — |
| Legal | LOT 17 BLK A SEVEN OAKS SEC 5 |
| Neighborhood | N8100 |
| Land | $1,537,992 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,537,992 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,537,992 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,537,992 |
| Value Limitation Adjustment (−) (homestead cap) | −$587,592 |
| Net Appraised (assessed) | $950,400 |
| Taxable Value | $950,400 |
|---|
| Total Due | $29,716.42 |
|---|---|
| First Delinquent | 2024 |
Appreciation: Market value has risen +299.5% from $385,000 (2021) to $1,537,992 (2025), a CAGR of 41.4% 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 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $13,323. Eanes ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($950,400) is $587,592 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 ($1,537,992 land vs $0 improvements), about $33/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 $1,537,992, 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 +41.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,686,019 by 2030, with an estimated annual tax burden around $99,095. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $29,716.42 in unpaid taxes since 2024. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Eanes ISD | 0.8855% | 0.8322% | -507 |
| Travis County | 0.3444% | 0.3758% | +298 |
| Travis Central Health | 0.1080% | 0.1180% | +96 |
| Travis County ESD # 09 | 0.0710% | 0.0758% | +46 |
Market value changed by 100% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $7,909.23 | $— | $7,909.23 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,572.03 | $— | $3,572.03 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,121.69 | $— | $1,121.69 |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $720.40 | $— | $720.40 |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $13,323.35 | $0.00 | $13,323.35 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,537,992 | $1,537,992 | +0.0% |
| Assessed Value | $1,140,480 | $950,400 | +20.0% |
| Land Value | $1,537,992 | $1,537,992 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,140,480 | $950,400 | +20.0% |
| HS Cap Loss | -$397,512 | — | |
| Total Tax 2026 = estimate |
~$15,988
Estimated
|
$13,323 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,537,992 | $1,537,992 | +0 (+0.0%) |
| Taxable Value | $1,140,480 | $1,140,480 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,537,992 | $1,537,992 | — | −$397,512 | $1,140,480 | $1,140,480 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,537,992 | $1,537,992 | — | −$587,592 | $950,400 | $950,400 | $13,323 | Verified |
| 2024 | $— | — | — | — | $1,320,000 | $— | $11,159 | Verified |
| 2023 | $— | — | — | — | $660,000 | $— | $9,021 | Verified |
| 2022 | $— | — | — | — | $660,000 | $— | $9,861 | Verified |
| 2021 | $385,000 | — | — | — | $385,000 | $— | $6,201 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 74.2% | Not available | Partial |
| 2025 | +16.5% | +20.0% | 61.8% | 0.8700% | Verified |
| 2024 | +100.0% ! | +20.0% | 60.0% | 0.8500% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.3700% | Verified |
| 2022 | +71.4% | +71.4% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +299.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +149.8% | +41.4% | +299.5% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 74.2% | 78.7% | — | 100.0% | 2021 | 61.8% | 2025 |
| Effective Tax Rate (2025) | 0.8700% | 0.8700% | — | 0.8700% | 2025 | 0.8700% | 2025 |
| Tax Amount | $13,323 | $9,762 | ~$59,149 | $13,323 | 2025 | $6,201 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,174,340 | ~$2,174,340 | ~1.3497% | ~$29,346 | +41.4% |
| 2027 | ~$3,073,978 | ~$3,073,978 | ~1.2975% | ~$39,884 | +99.9% |
| 2028 | ~$4,345,844 | ~$4,345,844 | ~1.2453% | ~$54,117 | +182.6% |
| 2029 | ~$6,143,946 | ~$6,143,946 | ~1.1931% | ~$73,301 | +299.5% |
| 2030 | ~$8,686,019 | ~$8,686,019 | ~1.1409% | ~$99,095 | +464.8% |
| 2026 | ~$2,143,580 | ~$2,143,580 | ~1.4019% | ~$30,050 | +39.4% |
| 2027 | ~$2,987,620 | ~$2,987,620 | ~1.4019% | ~$41,882 | +94.3% |
| 2028 | ~$4,164,002 | ~$4,164,002 | ~1.4019% | ~$58,374 | +170.7% |
| 2029 | ~$5,803,587 | ~$5,803,587 | ~1.4019% | ~$81,359 | +277.3% |
| 2030 | ~$8,088,763 | ~$8,088,763 | ~1.4019% | ~$113,394 | +425.9% |
| 2026 | ~$2,205,100 | ~$2,205,100 | ~1.3236% | ~$29,186 | +43.4% |
| 2027 | ~$3,161,567 | ~$3,161,567 | ~1.2453% | ~$39,370 | +105.6% |
| 2028 | ~$4,532,904 | ~$4,532,904 | ~1.1670% | ~$52,897 | +194.7% |
| 2029 | ~$6,499,061 | ~$6,499,061 | ~1.0887% | ~$70,752 | +322.6% |
| 2030 | ~$9,318,044 | ~$9,318,044 | ~1.0103% | ~$94,145 | +505.9% |
In 2025, this property's market value of $1,537,992 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 18× 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 | $1,537,992 | $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 | $385,000 | $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.