CYPRESS GROVE DR TX 78732
| Owner | PITTS SHANNON & JAMIE L |
|---|---|
| Parcel ID | 0129530310 |
| Short ID | 841217 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 87,238 SF |
| Acres | 2.003 |
| Year Built | — |
| Legal | LOT 9 BLK A MCCORMICK RANCH ON LAKE AUSTIN PHS 1 |
| Neighborhood | U600WF |
| Land | $1,937,040 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,937,040 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,937,040 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,937,040 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,937,040 |
| Taxable Value | $1,937,040 |
|---|
Appreciation: Market value has risen +8.2% from $1,791,000 (2021) to $1,937,040 (2025), a CAGR of 2.0% over 4 years. Growth has been relatively flat for this asset class. 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 2.3546% in 2025 (+0.0955% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $45,609. Leander ISD is the largest single contributor, at 56.1% of the total 2025 levy.
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 ($1,937,040 land vs $0 improvements), about $22/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 $1,937,040, 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 +2.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,136,448 by 2030, with an estimated annual tax burden around $43,516. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $21,053.69 | $21,053.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,280.27 | $7,280.27 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,842.12 | $2,842.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,286.15 | $2,286.15 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,002.90 | $2,002.90 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,260.77 | $1,260.77 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $781.01 | $781.01 | Paid |
| Combined Rate | 2.6088% | 2.3939% | 2.1948% | 2.2591% | 2.3546% | +0.0955% | $37,506.91 | $37,506.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,937,040 | $1,937,040 | +0.0% |
| Assessed Value | $1,937,040 | $1,937,040 | +0.0% |
| Land Value | $1,937,040 | $1,937,040 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,937,040 | $1,937,040 | +0.0% |
| Total Tax 2026 = estimate |
~$45,609
Estimated
|
~$37,507
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,937,040 | $1,937,040 | +0 (+0.0%) |
| Taxable Value | $1,937,040 | $1,937,040 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,937,040 | $1,937,040 | — | — | $1,937,040 | $1,937,040 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,937,040 | $1,937,040 | — | — | $1,937,040 | $1,937,040 | ~$37,507 | Partial |
| 2024 | $— | — | — | — | $1,875,000 | $— | $35,171 | Verified |
| 2023 | $— | — | — | — | $1,875,000 | $— | $34,419 | Verified |
| 2022 | $— | — | — | — | $1,937,040 | $— | $39,153 | Verified |
| 2021 | $1,791,000 | — | — | — | $1,937,000 ! | $— | $42,137 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +3.3% | +3.3% | ~100% | Not available | Partial |
| 2024 | -3.2% | -3.2% | ~100% | 1.8800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7800% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.0200% | Verified |
| 2021 | base year | — | ~100% | 2.3500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +4.1% | +2.0% | +8.2% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 102.7% | — | 108.2% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$37,507 | $39,822 | ~$44,420 | $42,137 | 2021 | $37,507 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,975,374 | ~$1,975,374 | ~2.2910% | ~$45,257 | +2.0% |
| 2027 | ~$2,014,467 | ~$2,014,467 | ~2.2275% | ~$44,872 | +4.0% |
| 2028 | ~$2,054,333 | ~$2,054,333 | ~2.1639% | ~$44,454 | +6.1% |
| 2029 | ~$2,094,988 | ~$2,094,988 | ~2.1004% | ~$44,003 | +8.2% |
| 2030 | ~$2,136,448 | ~$2,136,448 | ~2.0368% | ~$43,516 | +10.3% |
| 2026 | ~$1,936,633 | ~$1,936,633 | ~2.3546% | ~$45,600 | -0.0% |
| 2027 | ~$1,936,227 | ~$1,936,227 | ~2.3546% | ~$45,590 | -0.0% |
| 2028 | ~$1,935,820 | ~$1,935,820 | ~2.3546% | ~$45,581 | -0.1% |
| 2029 | ~$1,935,413 | ~$1,935,413 | ~2.3546% | ~$45,571 | -0.1% |
| 2030 | ~$1,935,007 | ~$1,935,007 | ~2.3546% | ~$45,561 | -0.1% |
| 2026 | ~$2,014,115 | ~$2,014,115 | ~2.2593% | ~$45,504 | +4.0% |
| 2027 | ~$2,094,256 | ~$2,094,256 | ~2.1639% | ~$45,318 | +8.1% |
| 2028 | ~$2,177,587 | ~$2,177,587 | ~2.0686% | ~$45,046 | +12.4% |
| 2029 | ~$2,264,233 | ~$2,264,233 | ~1.9733% | ~$44,680 | +16.9% |
| 2030 | ~$2,354,327 | ~$2,354,327 | ~1.8780% | ~$44,214 | +21.5% |
In 2025, this property's market value of $1,937,040 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 23× 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 | $1,937,040 | $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 | $1,791,000 | $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.