14116 FLAT TOP RANCH RD TX 78732
| Owner | DIGESUALDO ANTONIO & LORI |
|---|---|
| Parcel ID | 0145530104 |
| Short ID | 565382 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 120,074 SF |
| Acres | 2.757 |
| Year Built | — |
| Legal | LOT 255 BLK A STEINER RANCH PHS 1 SEC 6C |
| Neighborhood | U34WF |
| Land | $3,904,290 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,904,290 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,904,290 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,904,290 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,904,290 |
| Taxable Value | $3,904,290 |
|---|
Appreciation: Market value has risen +248.6% from $1,120,000 (2021) to $3,904,290 (2025), a CAGR of 36.6% 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 8 taxing entities is 2.4942% in 2025 (+0.0820% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $97,380. Leander ISD is the largest single contributor, at 55.6% 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 100% of market value ($3,904,290 land vs $0 improvements), about $33/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 $3,904,290, 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 +36.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $18,597,181 by 2030, with an estimated annual tax burden around $377,581. 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 249% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $42,435.73 | $42,435.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,674.08 | $14,674.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,546.93 | $6,546.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,607.96 | $4,607.96 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,037.04 | $4,037.04 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $2,400.02 | $2,400.02 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $1,486.75 | $1,486.75 | Paid |
| WSR WCID # 17 (Steiner Ranch) | 0.2565% | 0.1887% | 0.1781% | 0.1531% | 0.1396% | -0.0135% | $109.01 | $109.01 | Paid |
| Combined Rate | 2.8653% | 2.5826% | 2.3729% | 2.4122% | 2.4942% | +0.0820% | $76,297.52 | $76,297.52 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,904,290 | $3,904,290 | +0.0% |
| Assessed Value | $3,904,290 | $3,904,290 | +0.0% |
| Land Value | $3,904,290 | $3,904,290 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,904,290 | $3,904,290 | +0.0% |
| Total Tax 2026 = estimate |
~$97,380
Estimated
|
~$76,298
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,904,290 | $3,904,290 | +0 (+0.0%) |
| Taxable Value | $3,904,290 | $3,904,290 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,904,290 | $3,904,290 | — | — | $3,904,290 | $3,904,290 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,904,290 | $3,904,290 | — | — | $3,904,290 | $3,904,290 | ~$76,298 | Partial |
| 2024 | $— | — | — | — | $3,904,290 | $— | $73,882 | Verified |
| 2023 | $— | — | — | — | $1,120,000 | $— | $20,738 | Verified |
| 2022 | $— | — | — | — | $1,120,000 | $— | $22,825 | Verified |
| 2021 | $1,120,000 | — | — | — | $1,120,000 | $— | $24,594 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +248.6% ! | +248.6% | ~100% | 1.8900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8500% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.0400% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +248.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +124.3% | +36.6% | +248.6% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$76,298 | $50,446 | ~$236,731 | $76,298 | 2025 | $24,594 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,334,861 | ~$5,334,861 | ~2.4014% | ~$128,112 | +36.6% |
| 2027 | ~$7,289,607 | ~$7,289,607 | ~2.3086% | ~$168,291 | +86.7% |
| 2028 | ~$9,960,591 | ~$9,960,591 | ~2.2159% | ~$220,713 | +155.1% |
| 2029 | ~$13,610,250 | ~$13,610,250 | ~2.1231% | ~$288,958 | +248.6% |
| 2030 | ~$18,597,181 | ~$18,597,181 | ~2.0303% | ~$377,581 | +376.3% |
| 2026 | ~$5,256,775 | ~$5,256,775 | ~2.4942% | ~$131,114 | +34.6% |
| 2027 | ~$7,077,774 | ~$7,077,774 | ~2.4942% | ~$176,533 | +81.3% |
| 2028 | ~$9,529,585 | ~$9,529,585 | ~2.4942% | ~$237,685 | +144.1% |
| 2029 | ~$12,830,728 | ~$12,830,728 | ~2.4942% | ~$320,022 | +228.6% |
| 2030 | ~$17,275,420 | ~$17,275,420 | ~2.4942% | ~$430,881 | +342.5% |
| 2026 | ~$5,412,946 | ~$5,412,946 | ~2.3550% | ~$127,476 | +38.6% |
| 2027 | ~$7,504,563 | ~$7,504,563 | ~2.2159% | ~$166,291 | +92.2% |
| 2028 | ~$10,404,400 | ~$10,404,400 | ~2.0767% | ~$216,068 | +166.5% |
| 2029 | ~$14,424,764 | ~$14,424,764 | ~1.9375% | ~$279,486 | +269.5% |
| 2030 | ~$19,998,636 | ~$19,998,636 | ~1.7984% | ~$359,652 | +412.2% |
In 2025, this property's market value of $3,904,290 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 46× 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 | $3,904,290 | $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 | $1,120,000 | $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.