103 CANYON TURN TRL TX 78734
| Owner | DEWANI LIVING TRUST |
|---|---|
| Parcel ID | 0137830768 |
| Short ID | 741516 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 29,402 SF |
| Acres | 0.675 |
| Year Built | — |
| Legal | LOT 3 BLK A ROUGH HOLLOW SEC 7 |
| Neighborhood | R3008 |
| Land | $414,213 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $414,213 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $380,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $380,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $380,000 |
| Taxable Value | $380,000 |
|---|
Appreciation: Market value has risen +176.4% from $137,500 (2021) to $380,000 (2025), a CAGR of 28.9% 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 2.0961% in 2025 (+0.0182% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,965. Lake Travis ISD is the largest single contributor, at 49.6% 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 109% of market value ($414,213 land vs $0 improvements), about $14/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 $380,000, 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 +28.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,354,050 by 2030, with an estimated annual tax burden around $23,369. 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 90% in 2025, 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% | $3,950.86 | $3,950.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,428.21 | $1,428.21 | Paid |
| U4J Travis County MUD # 11 | 0.4385% | 0.3645% | 0.3233% | 0.3125% | 0.3025% | -0.0100% | $1,149.50 | $1,149.50 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $644.63 | $644.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $448.49 | $448.49 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $343.52 | $343.52 | Paid |
| Combined Rate | 2.3923% | 2.2092% | 2.0298% | 2.0779% | 2.0961% | +0.0182% | $7,965.21 | $7,965.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $380,000 | $380,000 | +0.0% |
| Assessed Value | $380,000 | $380,000 | +0.0% |
| Land Value | $414,213 | $414,213 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $380,000 | $380,000 | +0.0% |
| Total Tax 2026 = estimate |
~$7,965
Estimated
|
~$7,965
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $414,213 | $380,000 | -34,213 (-8.3%) |
| Taxable Value | $414,213 | $380,000 | -34,213 (-8.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $380,000 | $414,213 | — | — | $380,000 | $380,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $380,000 | $414,213 | — | — | $380,000 | $380,000 | ~$7,965 | Partial |
| 2024 | $— | — | — | — | $200,000 | $— | $4,156 | Verified |
| 2023 | $— | — | — | — | $200,000 | $— | $4,060 | Verified |
| 2022 | $— | — | — | — | $200,000 | $— | $4,418 | Verified |
| 2021 | $137,500 | — | — | — | $275,000 ! | $— | $6,579 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.0% | +9.0% | ~100% | Not available | Partial |
| 2025 | +90.0% ! | +90.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0300% | Verified |
| 2022 | -27.3% | -27.3% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 4.7800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +88.2% | +28.9% | +176.4% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 133.3% | — | 200.0% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.1000% | 2.1000% | — | 2.1000% | 2025 | 2.1000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,965 | $7,272 | ~$15,950 | $7,965 | 2025 | $6,579 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$489,952 | ~$489,952 | ~2.0221% | ~$9,907 | +28.9% |
| 2027 | ~$631,719 | ~$631,719 | ~1.9480% | ~$12,306 | +66.2% |
| 2028 | ~$814,506 | ~$814,506 | ~1.8740% | ~$15,264 | +114.3% |
| 2029 | ~$1,050,182 | ~$1,050,182 | ~1.7999% | ~$18,903 | +176.4% |
| 2030 | ~$1,354,050 | ~$1,354,050 | ~1.7259% | ~$23,369 | +256.3% |
| 2026 | ~$482,352 | ~$482,352 | ~2.0961% | ~$10,111 | +26.9% |
| 2027 | ~$612,273 | ~$612,273 | ~2.0961% | ~$12,834 | +61.1% |
| 2028 | ~$777,188 | ~$777,188 | ~2.0961% | ~$16,291 | +104.5% |
| 2029 | ~$986,522 | ~$986,522 | ~2.0961% | ~$20,679 | +159.6% |
| 2030 | ~$1,252,240 | ~$1,252,240 | ~2.0961% | ~$26,248 | +229.5% |
| 2026 | ~$497,552 | ~$497,552 | ~1.9850% | ~$9,877 | +30.9% |
| 2027 | ~$651,469 | ~$651,469 | ~1.8740% | ~$12,208 | +71.4% |
| 2028 | ~$853,000 | ~$853,000 | ~1.7629% | ~$15,038 | +124.5% |
| 2029 | ~$1,116,874 | ~$1,116,874 | ~1.6518% | ~$18,449 | +193.9% |
| 2030 | ~$1,462,377 | ~$1,462,377 | ~1.5408% | ~$22,532 | +284.8% |
In 2025, this property's market value of $380,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $380,000 | $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 | $137,500 | $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.