COCHISE TRL TX 78734
| Owner | GRAHAM J SUE KEEFE |
|---|---|
| Parcel ID | 0147550108 |
| Short ID | 149482 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 15,329 SF |
| Acres | 0.352 |
| Year Built | — |
| Legal | LOT 308 APACHE SHORES FIRST INSTALLMENT |
| Neighborhood | R4006 |
| Land | $523,277 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $523,277 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $523,277 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $523,277 |
| Value Limitation Adjustment (−) (homestead cap) | −$134,477 |
| Net Appraised (assessed) | $388,800 |
| Taxable Value | $388,800 |
|---|
| Total Due | $13,971.89 |
|---|---|
| First Delinquent | 2024 |
Appreciation: Market value has risen +481.4% from $90,000 (2021) to $523,277 (2025), a CAGR of 55.3% 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 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,314. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($388,800) is $134,477 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 ($523,277 land vs $0 improvements), about $34/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 $523,277, 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 +55.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,724,361 by 2030, with an estimated annual tax burden around $66,369. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $13,971.89 in unpaid taxes since 2024. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +122 |
| Lake Travis ISD | 1.0656% | 1.0397% | -101 |
| Travis Central Health | 0.1080% | 0.1180% | +39 |
| Travis County ESD # 06 | 0.0876% | 0.0904% | +11 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $4,042.35 | $— | $4,042.35 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,461.29 | $— | $1,461.29 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $458.87 | $— | $458.87 |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $351.47 | $— | $351.47 |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $6,313.98 | $0.00 | $6,313.98 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $249,180 | $523,277 | -52.4% |
| Assessed Value | $249,180 | $388,800 | -35.9% |
| Land Value | $249,180 | $523,277 | -52.4% |
| Improvement Value | — | — | — |
| Taxable Value | $249,180 | $388,800 | -35.9% |
| Total Tax 2026 = estimate |
~$4,047
Estimated
|
$6,314 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $249,180 | $249,180 | +0 (+0.0%) |
| Taxable Value | $249,180 | $249,180 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $249,180 | $249,180 | — | — | $249,180 | $249,180 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $523,277 | $523,277 | — | −$134,477 | $388,800 | $388,800 | $6,314 | Verified |
| 2024 | $— | — | — | — | $472,500 | $— | $5,202 | Verified |
| 2023 | $— | — | — | — | $270,000 | $— | $4,219 | Verified |
| 2022 | $— | — | — | — | $217,350 | $— | $3,729 | Verified |
| 2021 | $90,000 | — | — | — | $150,000 ! | $— | $2,699 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -52.4% | -35.9% | ~100% | Not available | Partial |
| 2025 | +10.7% | +20.0% | 74.3% | 1.2100% | Verified |
| 2024 | +75.0% | +20.0% | 68.6% | 1.1000% | Verified |
| 2023 | +24.2% | +24.2% | ~100% | 1.5600% | Verified |
| 2022 | +44.9% | +44.9% | ~100% | 1.7200% | Verified |
| 2021 | base year | — | ~100% | 3.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +248.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -52.4% | +214.5% | +89.4% | +481.4% | 2025 | -52.4% | 2026 |
| Assessment Ratio | 100.0% | 113.7% | — | 166.7% | 2021 | 74.3% | 2025 |
| Effective Tax Rate (2025) | 1.2100% | 1.2100% | — | 1.2100% | 2025 | 1.2100% | 2025 |
| Tax Amount | $6,314 | $4,506 | ~$34,382 | $6,314 | 2025 | $2,699 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$812,557 | ~$812,557 | ~1.5801% | ~$12,840 | +55.3% |
| 2027 | ~$1,261,758 | ~$1,261,758 | ~1.5363% | ~$19,385 | +141.1% |
| 2028 | ~$1,959,289 | ~$1,959,289 | ~1.4925% | ~$29,242 | +274.4% |
| 2029 | ~$3,042,431 | ~$3,042,431 | ~1.4487% | ~$44,074 | +481.4% |
| 2030 | ~$4,724,361 | ~$4,724,361 | ~1.4048% | ~$66,369 | +802.8% |
| 2026 | ~$802,092 | ~$802,092 | ~1.6240% | ~$13,026 | +53.3% |
| 2027 | ~$1,229,465 | ~$1,229,465 | ~1.6240% | ~$19,966 | +135.0% |
| 2028 | ~$1,884,554 | ~$1,884,554 | ~1.6240% | ~$30,605 | +260.1% |
| 2029 | ~$2,888,691 | ~$2,888,691 | ~1.6240% | ~$46,911 | +452.0% |
| 2030 | ~$4,427,855 | ~$4,427,855 | ~1.6240% | ~$71,907 | +746.2% |
| 2026 | ~$823,023 | ~$823,023 | ~1.5582% | ~$12,825 | +57.3% |
| 2027 | ~$1,294,470 | ~$1,294,470 | ~1.4925% | ~$19,320 | +147.4% |
| 2028 | ~$2,035,974 | ~$2,035,974 | ~1.4267% | ~$29,048 | +289.1% |
| 2029 | ~$3,202,229 | ~$3,202,229 | ~1.3610% | ~$43,582 | +512.0% |
| 2030 | ~$5,036,543 | ~$5,036,543 | ~1.2953% | ~$65,236 | +862.5% |
In 2025, this property's market value of $523,277 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $523,277 | $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 | $90,000 | $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.