1101 BIG BILL CT TX 78734
| Owner | HOYLE ZACHARY N & RACHEL |
|---|---|
| Parcel ID | 0135680417 |
| Short ID | 132476 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 12,769 SF |
| Acres | 0.293 |
| Year Built | — |
| Legal | LOT 67 CARDINAL HILLS UNIT 6 |
| Neighborhood | R6006 |
| Land | $402,028 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $402,028 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $402,028 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $402,028 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $402,028 |
| Taxable Value | $402,028 |
|---|
Appreciation: Market value has risen +151.3% from $160,000 (2021) to $402,028 (2025), a CAGR of 25.9% 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 6 taxing entities is 1.8496% in 2025 (+0.0309% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,436. Lake Travis 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 ($402,028 land vs $0 improvements), about $31/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 $402,028, 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 +25.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,271,823 by 2030, with an estimated annual tax burden around $20,965. 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 150% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $4,179.89 | $4,179.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,511.00 | $1,511.00 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $682.00 | $682.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $474.49 | $474.49 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $363.43 | $363.43 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $225.14 | $225.14 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $7,435.95 | $7,435.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $402,028 | $402,028 | +0.0% |
| Assessed Value | $402,028 | $402,028 | +0.0% |
| Land Value | $402,028 | $402,028 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $402,028 | $402,028 | +0.0% |
| Total Tax 2026 = estimate |
~$7,436
Estimated
|
~$7,436
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $402,028 | $402,028 | +0 (+0.0%) |
| Taxable Value | $402,028 | $402,028 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $402,028 | $402,028 | — | — | $402,028 | $402,028 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $402,028 | $402,028 | — | — | $402,028 | $402,028 | ~$7,436 | Partial |
| 2024 | $— | — | — | — | $440,000 | $— | $8,002 | Verified |
| 2023 | $— | — | — | — | $400,000 | $— | $7,039 | Verified |
| 2022 | $— | — | — | — | $400,000 | $— | $7,596 | Verified |
| 2021 | $160,000 | — | — | — | $160,000 | $— | $3,217 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -8.6% | -8.6% | ~100% | Not available | Partial |
| 2024 | +10.0% | +10.0% | ~100% | 1.8200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7600% | Verified |
| 2022 | +150.0% ! | +150.0% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +151.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +75.7% | +25.9% | +151.3% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.8500% | 1.8500% | — | 1.8500% | 2025 | 1.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,436 | $5,326 | ~$14,465 | $7,436 | 2025 | $3,217 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$506,163 | ~$506,163 | ~1.8094% | ~$9,158 | +25.9% |
| 2027 | ~$637,271 | ~$637,271 | ~1.7691% | ~$11,274 | +58.5% |
| 2028 | ~$802,340 | ~$802,340 | ~1.7289% | ~$13,871 | +99.6% |
| 2029 | ~$1,010,166 | ~$1,010,166 | ~1.6886% | ~$17,058 | +151.3% |
| 2030 | ~$1,271,823 | ~$1,271,823 | ~1.6484% | ~$20,965 | +216.4% |
| 2026 | ~$498,122 | ~$498,122 | ~1.8496% | ~$9,213 | +23.9% |
| 2027 | ~$617,186 | ~$617,186 | ~1.8496% | ~$11,416 | +53.5% |
| 2028 | ~$764,708 | ~$764,708 | ~1.8496% | ~$14,144 | +90.2% |
| 2029 | ~$947,492 | ~$947,492 | ~1.8496% | ~$17,525 | +135.7% |
| 2030 | ~$1,173,965 | ~$1,173,965 | ~1.8496% | ~$21,714 | +192.0% |
| 2026 | ~$514,204 | ~$514,204 | ~1.7892% | ~$9,200 | +27.9% |
| 2027 | ~$657,679 | ~$657,679 | ~1.7289% | ~$11,370 | +63.6% |
| 2028 | ~$841,187 | ~$841,187 | ~1.6685% | ~$14,035 | +109.2% |
| 2029 | ~$1,075,899 | ~$1,075,899 | ~1.6081% | ~$17,302 | +167.6% |
| 2030 | ~$1,376,100 | ~$1,376,100 | ~1.5478% | ~$21,299 | +242.3% |
In 2025, this property's market value of $402,028 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 | $402,028 | $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.