407 S MEADOWLARK ST TX 78734
| Owner | CIRCIR LLC |
|---|---|
| Parcel ID | 0139661307 |
| Short ID | 137143 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 4,517 SF |
| Land SF | 12,000 SF |
| Acres | 0.275 |
| Year Built | 2021 |
| Legal | LOT 54 CARDINAL HILLS UNIT 3 |
| Neighborhood | R4010 |
| Land | $181,818 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $181,818 |
| Improvement | $964,640 |
|---|---|
| Total Improvement | $964,640 |
| Market | $1,146,458 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,146,458 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,146,458 |
| Taxable Value | $1,146,458 |
|---|
Appreciation: Market value has risen +1333.1% from $80,000 (2021) to $1,146,458 (2025), a CAGR of 94.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $19,260. Lake Travis ISD is the largest single contributor, at 61.9% 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 16% of market value ($181,818 land vs $964,640 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,146,458, 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 +94.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $31,966,372 by 2030, with an estimated annual tax burden around $26,954. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,517 SF | ✗ |
| 1ST | 1st Floor | 3,241 SF | ✓ |
| 2ND | 2nd Floor | 1,276 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 744 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 336 SF | ✗ |
| 251 | BATHROOM | 6 SF | ✓ |
| 252 | BEDROOMS | 6 SF | ✓ |
Market value changed by 731% 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% | $11,919.72 | $11,919.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,308.91 | $4,308.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,353.08 | $1,353.08 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,036.39 | $1,036.39 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $642.02 | $642.02 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $19,260.12 | $19,260.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,027,179 | $1,146,458 | -10.4% |
| Assessed Value | $1,027,179 | $1,146,458 | -10.4% |
| Land Value | $181,818 | $181,818 | +0.0% |
| Improvement Value | $845,361 | $964,640 | -12.4% |
| Taxable Value | $1,027,179 | $1,146,458 | -10.4% |
| Total Tax 2026 = estimate |
~$17,256
Estimated
|
~$19,260
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,157,385 | $1,027,179 | -130,206 (-11.3%) |
| Taxable Value | $1,157,385 | $1,027,179 | -130,206 (-11.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,027,179 | $181,818 | $845,361 | — | $1,027,179 | $1,027,179 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,146,458 | $181,818 | $964,640 | — | $1,146,458 | $1,146,458 | ~$19,260 | Partial |
| 2024 | $1,447,589 | — | — | −$1,287,589 | $160,000 | $— | $19,019 | Verified |
| 2023 | $664,554 | — | — | −$504,554 | $160,000 | $— | $23,391 | Verified |
| 2022 | $— | — | — | — | $80,000 | $— | $11,763 | Verified |
| 2021 | $80,000 | — | — | — | $80,000 | $— | $1,485 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.0% | +1.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -20.8% | -20.8% | ~100% | 1.6600% | Verified |
| 2023 | +117.8% ! | +117.8% | ~100% | 1.6200% | Verified |
| 2022 | +730.7% ! | +730.7% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 1.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1333.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.4% | +204.3% | +99.1% | +730.7% | 2023 | -20.8% | 2025 |
| Assessment Ratio | 100.0% | 67.0% | — | 100.0% | 2021 | 11.1% | 2024 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,260 | $15,789 | ~$23,706 | $23,391 | 2023 | $1,485 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,230,618 | ~$1,261,104 | ~1.6359% | ~$20,631 | +94.6% |
| 2027 | ~$4,340,025 | ~$1,387,214 | ~1.5919% | ~$22,083 | +278.6% |
| 2028 | ~$8,444,215 | ~$1,525,936 | ~1.5479% | ~$23,620 | +636.5% |
| 2029 | ~$16,429,574 | ~$1,678,529 | ~1.5039% | ~$25,243 | +1333.1% |
| 2030 | ~$31,966,372 | ~$1,846,382 | ~1.4598% | ~$26,954 | +2688.3% |
| 2026 | ~$2,207,689 | ~$1,261,104 | ~1.6800% | ~$21,186 | +92.6% |
| 2027 | ~$4,251,259 | ~$1,387,214 | ~1.6800% | ~$23,305 | +270.8% |
| 2028 | ~$8,186,481 | ~$1,525,936 | ~1.6800% | ~$25,635 | +614.1% |
| 2029 | ~$15,764,382 | ~$1,678,529 | ~1.6800% | ~$28,199 | +1275.1% |
| 2030 | ~$30,356,846 | ~$1,846,382 | ~1.6800% | ~$31,019 | +2547.9% |
| 2026 | ~$2,253,547 | ~$1,261,104 | ~1.6139% | ~$20,353 | +96.6% |
| 2027 | ~$4,429,708 | ~$1,387,214 | ~1.5479% | ~$21,472 | +286.4% |
| 2028 | ~$8,707,302 | ~$1,525,936 | ~1.4818% | ~$22,612 | +659.5% |
| 2029 | ~$17,115,599 | ~$1,678,529 | ~1.4158% | ~$23,765 | +1392.9% |
| 2030 | ~$33,643,455 | ~$1,846,382 | ~1.3498% | ~$24,922 | +2834.6% |
In 2025, this property's market value of $1,146,458 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 13× 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 | $1,146,458 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,447,589 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $664,554 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $80,000 | $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.