1216 MARLY WAY TX 78733
| Owner | LAY JAMES G |
|---|---|
| Parcel ID | 0129340423 |
| Short ID | 495484 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 45,390 SF |
| Acres | 1.042 |
| Year Built | — |
| Legal | LOT 7 BLK B SEVEN OAKS SEC 5 |
| Neighborhood | N8100 |
| Land | $1,458,152 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,458,152 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,311,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,311,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$367,080 |
| Net Appraised (assessed) | $943,920 |
| Taxable Value | $943,920 |
|---|
Appreciation: Market value has risen +254.0% from $370,300 (2021) to $1,311,000 (2025), a CAGR of 37.2% 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 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $13,233. Eanes ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($943,920) is $367,080 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 111% of market value ($1,458,152 land vs $0 improvements), about $32/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 $1,311,000, 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 +37.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,366,693 by 2030, with an estimated annual tax burden around $72,635. 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 100% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $7,855.30 | $7,855.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,547.68 | $3,547.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,114.04 | $1,114.04 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $715.49 | $715.49 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $13,232.51 | $13,232.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,311,000 | $1,311,000 | +0.0% |
| Assessed Value | $1,132,704 | $943,920 | +20.0% |
| Land Value | $1,458,152 | $1,458,152 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,132,704 | $943,920 | +20.0% |
| HS Cap Loss | -$178,296 | — | |
| Total Tax 2026 = estimate |
~$15,879
Estimated
|
~$13,233
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,458,152 | $1,311,000 | -147,152 (-10.1%) |
| Taxable Value | $1,132,704 | $1,132,704 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,311,000 | $1,458,152 | — | −$178,296 | $1,132,704 | $1,132,704 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,311,000 | $1,458,152 | — | −$367,080 | $943,920 | $943,920 | ~$13,233 | Partial |
| 2024 | $— | — | — | — | $1,311,000 | $— | $11,083 | Verified |
| 2023 | $— | — | — | — | $655,500 | $— | $8,960 | Verified |
| 2022 | $— | — | — | — | $655,500 | $— | $9,794 | Verified |
| 2021 | $370,300 | — | — | — | $382,375 ! | $— | $6,159 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.2% | +20.0% | 77.7% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 72.0% | Not available | Partial |
| 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% | 1.6600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +242.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +127.0% | +37.2% | +254.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 86.4% | 87.2% | — | 103.3% | 2021 | 72.0% | 2025 |
| Effective Tax Rate (2025) | 1.0100% | 1.0100% | — | 1.0100% | 2025 | 1.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,233 | $9,696 | ~$45,284 | $13,233 | 2025 | $6,159 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,798,312 | ~$1,798,312 | ~1.3497% | ~$24,271 | +37.2% |
| 2027 | ~$2,466,762 | ~$2,466,762 | ~1.2975% | ~$32,005 | +88.2% |
| 2028 | ~$3,383,681 | ~$3,383,681 | ~1.2453% | ~$42,136 | +158.1% |
| 2029 | ~$4,641,429 | ~$4,641,429 | ~1.1931% | ~$55,375 | +254.0% |
| 2030 | ~$6,366,693 | ~$6,366,693 | ~1.1409% | ~$72,635 | +385.6% |
| 2026 | ~$1,772,092 | ~$1,772,092 | ~1.4019% | ~$24,842 | +35.2% |
| 2027 | ~$2,395,354 | ~$2,395,354 | ~1.4019% | ~$33,580 | +82.7% |
| 2028 | ~$3,237,823 | ~$3,237,823 | ~1.4019% | ~$45,390 | +147.0% |
| 2029 | ~$4,376,597 | ~$4,376,597 | ~1.4019% | ~$61,354 | +233.8% |
| 2030 | ~$5,915,889 | ~$5,915,889 | ~1.4019% | ~$82,933 | +351.3% |
| 2026 | ~$1,824,532 | ~$1,824,532 | ~1.3236% | ~$24,149 | +39.2% |
| 2027 | ~$2,539,218 | ~$2,539,218 | ~1.2453% | ~$31,620 | +93.7% |
| 2028 | ~$3,533,855 | ~$3,533,855 | ~1.1670% | ~$41,239 | +169.6% |
| 2029 | ~$4,918,101 | ~$4,918,101 | ~1.0887% | ~$53,541 | +275.1% |
| 2030 | ~$6,844,569 | ~$6,844,569 | ~1.0103% | ~$69,154 | +422.1% |
In 2025, this property's market value of $1,311,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 15× 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 | $1,311,000 | $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 | $370,300 | $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.