13607 HUNTERS PASS TX 78734
| Owner | CLAY JAMES SCOTT |
|---|---|
| Parcel ID | 0141550404 |
| Short ID | 139454 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 36,766 SF |
| Acres | 0.844 |
| Year Built | — |
| Legal | LOT 16 BLK Z APACHE SHORES SEC 6 |
| Neighborhood | R4007 |
| Land | $363,321 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $363,321 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $363,321 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $363,321 |
| Value Limitation Adjustment (−) (homestead cap) | −$48,321 |
| Net Appraised (assessed) | $315,000 |
| Taxable Value | $315,000 |
|---|
Appreciation: Market value has risen +881.9% from $37,000 (2021) to $363,321 (2025), a CAGR of 77.0% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,115. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($315,000) is $48,321 below market value, suggesting potential for an upward assessment in future years.
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 ($363,321 land vs $0 improvements), about $10/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 $363,321, this parcel sits in the upper-middle (50th–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 +77.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,315,409 by 2030, with an estimated annual tax burden around $88,721. 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 100% 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% | $3,275.06 | $3,275.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,183.91 | $1,183.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $371.77 | $371.77 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $284.76 | $284.76 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $5,115.50 | $5,115.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $363,321 | $363,321 | +0.0% |
| Assessed Value | $363,321 | $315,000 | +15.3% |
| Land Value | $363,321 | $363,321 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $363,321 | $315,000 | +15.3% |
| Total Tax 2026 = estimate |
~$5,900
Estimated
|
~$5,116
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $363,321 | $363,321 | +0 (+0.0%) |
| Taxable Value | $363,321 | $363,321 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $363,321 | $363,321 | — | — | $363,321 | $363,321 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $363,321 | $363,321 | — | −$48,321 | $315,000 | $315,000 | ~$5,116 | Partial |
| 2024 | $— | — | — | — | $262,500 | $— | $4,215 | Verified |
| 2023 | $— | — | — | — | $315,000 | $— | $4,922 | Verified |
| 2022 | $— | — | — | — | $315,000 | $— | $5,405 | Verified |
| 2021 | $37,000 | — | — | — | $157,500 ! | $— | $2,834 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +15.3% | ~100% | Not available | Partial |
| 2025 | +38.4% | +20.0% | 86.7% | Not available | Partial |
| 2024 | -16.7% | -16.7% | ~100% | 1.6100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5600% | Verified |
| 2022 | +100.0% ! | +100.0% | ~100% | 1.7200% | Verified |
| 2021 | base year | — | ~100% | 7.6600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +130.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +440.9% | +77.0% | +881.9% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 204.1% | — | 425.7% | 2021 | 86.7% | 2025 |
| Effective Tax Rate (2025) | 1.4100% | 1.4100% | — | 1.4100% | 2025 | 1.4100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,116 | $3,975 | ~$39,627 | $5,116 | 2025 | $2,834 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$643,151 | ~$643,151 | ~1.5801% | ~$10,163 | +77.0% |
| 2027 | ~$1,138,505 | ~$1,138,505 | ~1.5363% | ~$17,491 | +213.4% |
| 2028 | ~$2,015,381 | ~$2,015,381 | ~1.4925% | ~$30,079 | +454.7% |
| 2029 | ~$3,567,626 | ~$3,567,626 | ~1.4487% | ~$51,683 | +881.9% |
| 2030 | ~$6,315,409 | ~$6,315,409 | ~1.4048% | ~$88,721 | +1638.2% |
| 2026 | ~$635,884 | ~$635,884 | ~1.6240% | ~$10,327 | +75.0% |
| 2027 | ~$1,112,924 | ~$1,112,924 | ~1.6240% | ~$18,074 | +206.3% |
| 2028 | ~$1,947,839 | ~$1,947,839 | ~1.6240% | ~$31,632 | +436.1% |
| 2029 | ~$3,409,107 | ~$3,409,107 | ~1.6240% | ~$55,363 | +838.3% |
| 2030 | ~$5,966,617 | ~$5,966,617 | ~1.6240% | ~$96,896 | +1542.2% |
| 2026 | ~$650,417 | ~$650,417 | ~1.5582% | ~$10,135 | +79.0% |
| 2027 | ~$1,164,376 | ~$1,164,376 | ~1.4925% | ~$17,378 | +220.5% |
| 2028 | ~$2,084,466 | ~$2,084,466 | ~1.4267% | ~$29,740 | +473.7% |
| 2029 | ~$3,731,609 | ~$3,731,609 | ~1.3610% | ~$50,787 | +927.1% |
| 2030 | ~$6,680,325 | ~$6,680,325 | ~1.2953% | ~$86,527 | +1738.7% |
In 2025, this property's market value of $363,321 places it in the 50th–75th percentile 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 | $363,321 | $24,862 | $85,028 | $363,420 | ↑ Above median | +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 | $37,000 | $6,000 | $14,480 | $80,000 | ↑ Above median | 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.