MALABAR TX 78734
| Owner | TSJC CORP |
|---|---|
| Parcel ID | 0142870205 |
| Short ID | 142499 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,188,143 SF |
| Acres | 27.276 |
| Year Built | — |
| Legal | ABS 237 SUR 445 DAVENPORT W ACR 28.4450 |
| Neighborhood | 95TRAV_S |
| Land | $15,989 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $15,989 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $15,989 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $15,989 |
| Value Limitation Adjustment (−) (homestead cap) | −$15,661 |
| Net Appraised (assessed) | $328 |
| Taxable Value | $328 |
|---|
Appreciation: Market value has risen +7894.5% from $200 (2021) to $15,989 (2025), a CAGR of 199.0% 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 5 taxing entities is 1.7936% in 2025 (+0.0282% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6. Lake Travis ISD is the largest single contributor, at 57.9% of the total 2025 levy.
Assessment Gap: Assessed value ($328) is $15,661 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 ($15,989 land vs $0 improvements), about $0/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 $15,989, this parcel sits in the bottom quartile (<25th 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 +199.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,822,174 by 2030, with an estimated annual tax burden around $60,902. 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 5757% 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% | $3.41 | $3.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1.23 | $1.23 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $0.56 | $0.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.39 | $0.39 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $0.30 | $0.30 | Paid |
| Combined Rate | 1.9538% | 1.8447% | 1.7065% | 1.7654% | 1.7936% | +0.0282% | $5.89 | $5.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $15,989 | $15,989 | +0.0% |
| Assessed Value | $394 | $328 | +20.1% |
| Land Value | $15,989 | $15,989 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $394 | $328 | +20.1% |
| HS Cap Loss | -$15,595 | — | |
| Total Tax 2026 = estimate |
~$7
Estimated
|
~$6
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $15,989 | $15,989 | +0 (+0.0%) |
| Taxable Value | $394 | $394 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $15,989 | $15,989 | — | −$15,595 | $394 | $394 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $15,989 | $15,989 | — | −$15,661 | $328 | $328 | ~$6 | Partial |
| 2024 | $— | — | — | — | $273 | $— | $5 | Verified |
| 2023 | $— | — | — | — | $273 | $— | $5 | Verified |
| 2022 | $— | — | — | — | $273 | $— | $5 | Verified |
| 2021 | $200 | — | — | — | $284 ! | $— | $6 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.1% | 2.5% | Not available | Partial |
| 2025 | +5756.8% ! | +20.1% | 2.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.7700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7000% | Verified |
| 2022 | -3.9% | -3.9% | ~100% | 1.8500% | Verified |
| 2021 | base year | — | ~100% | 2.7700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5529.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +3947.2% | +199.0% | +7894.5% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 2.5% | 48.9% | — | 142.0% | 2021 | 2.1% | 2025 |
| Effective Tax Rate (2025) | 0.0400% | 0.0400% | — | 0.0400% | 2025 | 0.0400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6 | $6 | ~$18,445 | $6 | 2025 | $6 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$47,810 | ~$47,810 | ~1.7536% | ~$838 | +199.0% |
| 2027 | ~$142,961 | ~$142,961 | ~1.7135% | ~$2,450 | +794.1% |
| 2028 | ~$427,479 | ~$427,479 | ~1.6735% | ~$7,154 | +2573.6% |
| 2029 | ~$1,278,241 | ~$1,278,241 | ~1.6334% | ~$20,879 | +7894.5% |
| 2030 | ~$3,822,174 | ~$3,822,174 | ~1.5934% | ~$60,902 | +23805.0% |
| 2026 | ~$47,490 | ~$47,490 | ~1.7936% | ~$852 | +197.0% |
| 2027 | ~$141,055 | ~$141,055 | ~1.7936% | ~$2,530 | +782.2% |
| 2028 | ~$418,959 | ~$418,959 | ~1.7936% | ~$7,514 | +2520.3% |
| 2029 | ~$1,244,384 | ~$1,244,384 | ~1.7936% | ~$22,319 | +7682.8% |
| 2030 | ~$3,696,048 | ~$3,696,048 | ~1.7936% | ~$66,293 | +23016.2% |
| 2026 | ~$48,130 | ~$48,130 | ~1.7335% | ~$834 | +201.0% |
| 2027 | ~$144,880 | ~$144,880 | ~1.6735% | ~$2,425 | +806.1% |
| 2028 | ~$436,114 | ~$436,114 | ~1.6134% | ~$7,036 | +2627.6% |
| 2029 | ~$1,312,784 | ~$1,312,784 | ~1.5533% | ~$20,392 | +8110.5% |
| 2030 | ~$3,951,719 | ~$3,951,719 | ~1.4933% | ~$59,010 | +24615.2% |
In 2025, this property's market value of $15,989 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -81% below 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 | $15,989 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $200 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.