CANYON EDGE DR TX 78733
| Owner | ZELLER CHARLES & SYLVIA |
|---|---|
| Parcel ID | 0129360846 |
| Short ID | 495507 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 241,758 SF |
| Acres | 5.550 |
| Year Built | — |
| Legal | ABS 380 SUR 723 HARVEY R ACR 5.550 |
| Neighborhood | N7900 |
| Land | $2,155,414 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,155,414 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,155,414 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,155,414 |
| Value Limitation Adjustment (−) (homestead cap) | −$666,923 |
| Net Appraised (assessed) | $1,488,491 |
| Taxable Value | $1,488,491 |
|---|
Appreciation: Market value has risen +239.2% from $635,469 (2021) to $2,155,414 (2025), a CAGR of 35.7% over 4 years. This is strong appreciation — well above typical inflation. 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 1.4813% in 2025 (-0.0143% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $22,049. Eanes ISD is the largest single contributor, at 56.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,488,491) is $666,923 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 ($2,155,414 land vs $0 improvements), about $9/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 $2,155,414, 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 +35.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,921,472 by 2030, with an estimated annual tax burden around $119,678. 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 111% 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% | $12,387.22 | $12,387.22 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,594.42 | $5,594.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,756.76 | $1,756.76 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,488.49 | $1,488.49 | Paid |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $821.65 | $821.65 | Paid |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $22,048.54 | $22,048.54 | Paid |
| 2026 Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | — | $2,155,414 | — |
| Assessed Value | — | $1,488,491 | — |
| Land Value | — | $2,155,414 | — |
| Improvement Value | — | — | — |
| Taxable Value | — | $1,488,491 | — |
| Total Tax | Pending certification |
~$22,049
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2025 | $2,155,414 | $2,155,414 | — | −$666,923 | $1,488,491 | $1,488,491 | ~$22,049 | Partial |
| 2024 | $— | — | — | — | $2,181,837 | $— | $18,552 | Verified |
| 2023 | $— | — | — | — | $1,033,674 | $— | $15,034 | Verified |
| 2022 | $— | — | — | — | $1,033,674 | $— | $16,408 | Verified |
| 2021 | $635,469 | — | — | — | $635,469 | $— | $10,811 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2025 | -1.2% | +20.0% | 69.1% | Not available | Partial |
| 2024 | +111.1% ! | +20.0% | 56.8% | 0.8500% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4500% | Verified |
| 2022 | +62.7% | +62.7% | ~100% | 1.5900% | Verified |
| 2021 | base year | — | ~100% | 1.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +239.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +239.2% | +239.2% | +35.7% | +239.2% | 2025 | +239.2% | 2025 |
| Assessment Ratio | 69.1% | 84.5% | — | 100.0% | 2021 | 69.1% | 2025 |
| Effective Tax Rate (2025) | 1.0200% | 1.0200% | — | 1.0200% | 2025 | 1.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$22,049 | $16,430 | ~$75,790 | $22,049 | 2025 | $10,811 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,925,094 | ~$2,925,094 | ~1.4263% | ~$41,720 | +35.7% |
| 2027 | ~$3,969,619 | ~$3,969,619 | ~1.3713% | ~$54,434 | +84.2% |
| 2028 | ~$5,387,136 | ~$5,387,136 | ~1.3163% | ~$70,909 | +149.9% |
| 2029 | ~$7,310,836 | ~$7,310,836 | ~1.2613% | ~$92,208 | +239.2% |
| 2030 | ~$9,921,472 | ~$9,921,472 | ~1.2063% | ~$119,678 | +360.3% |
| 2026 | ~$2,881,985 | ~$2,881,985 | ~1.4813% | ~$42,690 | +33.7% |
| 2027 | ~$3,853,478 | ~$3,853,478 | ~1.4813% | ~$57,080 | +78.8% |
| 2028 | ~$5,152,452 | ~$5,152,452 | ~1.4813% | ~$76,322 | +139.0% |
| 2029 | ~$6,889,299 | ~$6,889,299 | ~1.4813% | ~$102,049 | +219.6% |
| 2030 | ~$9,211,622 | ~$9,211,622 | ~1.4813% | ~$136,449 | +327.4% |
| 2026 | ~$2,968,202 | ~$2,968,202 | ~1.3988% | ~$41,518 | +37.7% |
| 2027 | ~$4,087,485 | ~$4,087,485 | ~1.3163% | ~$53,802 | +89.6% |
| 2028 | ~$5,628,841 | ~$5,628,841 | ~1.2338% | ~$69,446 | +161.1% |
| 2029 | ~$7,751,428 | ~$7,751,428 | ~1.1513% | ~$89,238 | +259.6% |
| 2030 | ~$10,674,424 | ~$10,674,424 | ~1.0687% | ~$114,083 | +395.2% |
In 2025, this property's market value of $2,155,414 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 25× 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 | $2,155,414 | $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 | $635,469 | $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.