1401 LIPAN TRL TX 78733
| Owner | THORNE JANE |
|---|---|
| Parcel ID | 0131380508 |
| Short ID | 127372 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 23,611 SF |
| Acres | 0.542 |
| Year Built | — |
| Legal | LOT 33 BLK 42 AUSTIN LAKE HILLS SEC 1 |
| Neighborhood | N8900 |
| Land | $452,037 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $452,037 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $452,037 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $452,037 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $452,037 |
| Taxable Value | $452,037 |
|---|
Appreciation: Market value has risen +182.5% from $160,000 (2021) to $452,037 (2025), a CAGR of 29.6% 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 5 taxing entities is 1.4813% in 2025 (-0.0143% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $6,696. Eanes ISD is the largest single contributor, at 56.2% 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 ($452,037 land vs $0 improvements), about $19/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 $452,037, 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 +29.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,655,738 by 2030, with an estimated annual tax burden around $19,972. 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $3,761.85 | $3,761.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,698.96 | $1,698.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $533.51 | $533.51 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $452.04 | $452.04 | Paid |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $249.52 | $249.52 | Paid |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $6,695.88 | $6,695.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $409,647 | $452,037 | -9.4% |
| Assessed Value | $409,647 | $452,037 | -9.4% |
| Land Value | $409,647 | $452,037 | -9.4% |
| Improvement Value | — | — | — |
| Taxable Value | $409,647 | $452,037 | -9.4% |
| Total Tax 2026 = estimate |
~$6,068
Estimated
|
~$6,696
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $409,647 | $409,647 | +0 (+0.0%) |
| Taxable Value | $409,647 | $409,647 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $409,647 | $409,647 | — | — | $409,647 | $409,647 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $452,037 | $452,037 | — | — | $452,037 | $452,037 | ~$6,696 | Partial |
| 2024 | $— | — | — | — | $560,000 | $— | $6,282 | Verified |
| 2023 | $— | — | — | — | $350,000 | $— | $5,091 | Verified |
| 2022 | $— | — | — | — | $350,000 | $— | $5,556 | Verified |
| 2021 | $160,000 | — | — | — | $250,000 ! | $— | $4,253 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -9.4% | -9.4% | ~100% | Not available | Partial |
| 2025 | -19.3% | +7.6% | ~100% | Not available | Partial |
| 2024 | +60.0% | +20.0% | 75.0% | 1.1200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4500% | Verified |
| 2022 | +40.0% | +40.0% | ~100% | 1.5900% | Verified |
| 2021 | base year | — | ~100% | 2.6600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +80.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.4% | +86.5% | +32.3% | +182.5% | 2025 | -9.4% | 2026 |
| Assessment Ratio | 100.0% | 118.7% | — | 156.2% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.4800% | 1.4800% | — | 1.4800% | 2025 | 1.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,696 | $5,475 | ~$13,565 | $6,696 | 2025 | $4,253 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$586,054 | ~$586,054 | ~1.4263% | ~$8,359 | +29.6% |
| 2027 | ~$759,803 | ~$759,803 | ~1.3713% | ~$10,419 | +68.1% |
| 2028 | ~$985,064 | ~$985,064 | ~1.3163% | ~$12,966 | +117.9% |
| 2029 | ~$1,277,109 | ~$1,277,109 | ~1.2613% | ~$16,108 | +182.5% |
| 2030 | ~$1,655,738 | ~$1,655,738 | ~1.2063% | ~$19,972 | +266.3% |
| 2026 | ~$577,013 | ~$577,013 | ~1.4813% | ~$8,547 | +27.6% |
| 2027 | ~$736,542 | ~$736,542 | ~1.4813% | ~$10,910 | +62.9% |
| 2028 | ~$940,176 | ~$940,176 | ~1.4813% | ~$13,927 | +108.0% |
| 2029 | ~$1,200,109 | ~$1,200,109 | ~1.4813% | ~$17,777 | +165.5% |
| 2030 | ~$1,531,907 | ~$1,531,907 | ~1.4813% | ~$22,692 | +238.9% |
| 2026 | ~$595,095 | ~$595,095 | ~1.3988% | ~$8,324 | +31.6% |
| 2027 | ~$783,426 | ~$783,426 | ~1.3163% | ~$10,312 | +73.3% |
| 2028 | ~$1,031,359 | ~$1,031,359 | ~1.2338% | ~$12,724 | +128.2% |
| 2029 | ~$1,357,757 | ~$1,357,757 | ~1.1513% | ~$15,631 | +200.4% |
| 2030 | ~$1,787,450 | ~$1,787,450 | ~1.0687% | ~$19,103 | +295.4% |
In 2025, this property's market value of $452,037 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $452,037 | $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 | $160,000 | $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.