4901 MCCORMICK MOUNTIN DR TX 78734
| Owner | REESE ALINE M |
|---|---|
| Parcel ID | 0156550417 |
| Short ID | 155695 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | 1,912 SF |
| Land SF | 179,032 SF |
| Acres | 4.110 |
| Year Built | 1995 |
| Legal | ABS 2434 SUR 164 ECK L T ACR 3.110 |
| Neighborhood | R1006 |
| Land | $713,486 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $713,486 |
| Improvement | $292,921 |
|---|---|
| Total Improvement | $292,921 |
| Market | $1,006,407 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,006,407 |
| Value Limitation Adjustment (−) (homestead cap) | −$242,420 |
| Net Appraised (assessed) | $763,987 |
| Exemptions (−) (HS,OV65) | −$238,450 |
|---|---|
| Taxable Value | $525,537 |
Appreciation: Market value has risen +79.0% from $562,149 (2021) to $1,006,407 (2025), a CAGR of 15.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $8,535. Lake Travis ISD is the largest single contributor, at 54.5% of the total 2025 levy.
Assessment Gap: Assessed value ($763,987) is $242,420 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 71% of market value ($713,486 land vs $292,921 improvements), about $4/SF of land. With value concentrated in the land under a ~31-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,006,407, 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 +15.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,084,138 by 2030, with an estimated annual tax burden around $17,285. 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 | 1,912 SF | ✗ |
| 1ST | 1st Floor | 1,624 SF | ✓ |
| 512 | DECK UNCOVRED | 648 SF | ✗ |
| 2ND | 2nd Floor | 288 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 96 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 155695 | CROMPTON ALINE & BRUCE | 4901 MCCORMICK MOUNTIN DR 78734 | $718,569 | $523,764 | $273,742 |
| 439585 | REESE ALINE M | 4901 MCCORMICK MOUNTIN DR 78734 | $287,838 | $287,838 | $287,838 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $3,870.77 | $3,870.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,975.20 | $1,975.20 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $690.63 | $690.63 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $570.71 | $570.71 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $7,107.31 | $7,107.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,006,407 | $1,006,407 | +0.0% |
| Assessed Value | $811,602 | $763,987 | +6.2% |
| Land Value | $713,486 | $713,486 | +0.0% |
| Improvement Value | $292,921 | $292,921 | +0.0% |
| Taxable Value | $561,580 | $525,537 | +6.9% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$194,805 | — | |
| Total Tax 2026 = estimate |
~$9,120
Estimated
|
~$7,107
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,006,407 | $1,006,407 | +0 (+0.0%) |
| Taxable Value | $563,629 | $561,580 | -2,049 (-0.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,006,407 | $713,486 | $292,921 | −$194,805 | $811,602 | $561,580 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,006,407 | $713,486 | $292,921 | −$242,420 | $763,987 | $525,537 | ~$7,107 | Partial |
| 2024 | $715,713 | — | — | −$20,088 | $695,625 | $— | $7,610 | Verified |
| 2023 | $874,989 | — | — | −$179,364 | $695,625 | $— | $7,300 | Verified |
| 2022 | $457,690 | — | — | — | $695,625 ! | $— | $8,637 | Verified |
| 2021 | $562,149 | — | — | −$264,024 | $298,125 | $— | $6,564 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +4.4% | +4.4% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 0.8800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.7400% | Verified |
| 2022 | -39.8% | -15.2% | ~100% | 0.7500% | Verified |
| 2021 | base year | — | 71.1% | 1.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -37.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +19.0% | +15.7% | +91.2% | 2023 | -18.6% | 2022 |
| Assessment Ratio | 80.6% | 89.7% | — | 152.0% | 2022 | 53.0% | 2021 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,107 | $7,444 | ~$15,229 | $8,637 | 2022 | $6,564 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,164,137 | ~$840,386 | ~1.5801% | ~$13,279 | +15.7% |
| 2027 | ~$1,346,588 | ~$924,424 | ~1.5363% | ~$14,202 | +33.8% |
| 2028 | ~$1,557,634 | ~$1,016,867 | ~1.4925% | ~$15,177 | +54.8% |
| 2029 | ~$1,801,755 | ~$1,118,553 | ~1.4487% | ~$16,204 | +79.0% |
| 2030 | ~$2,084,138 | ~$1,230,409 | ~1.4048% | ~$17,285 | +107.1% |
| 2026 | ~$1,144,009 | ~$840,386 | ~1.6240% | ~$13,648 | +13.7% |
| 2027 | ~$1,300,425 | ~$924,424 | ~1.6240% | ~$15,012 | +29.2% |
| 2028 | ~$1,478,227 | ~$1,016,867 | ~1.6240% | ~$16,514 | +46.9% |
| 2029 | ~$1,680,340 | ~$1,118,553 | ~1.6240% | ~$18,165 | +67.0% |
| 2030 | ~$1,910,086 | ~$1,230,409 | ~1.6240% | ~$19,981 | +89.8% |
| 2026 | ~$1,184,265 | ~$840,386 | ~1.5582% | ~$13,095 | +17.7% |
| 2027 | ~$1,393,556 | ~$924,424 | ~1.4925% | ~$13,797 | +38.5% |
| 2028 | ~$1,639,834 | ~$1,016,867 | ~1.4267% | ~$14,508 | +62.9% |
| 2029 | ~$1,929,635 | ~$1,118,553 | ~1.3610% | ~$15,223 | +91.7% |
| 2030 | ~$2,270,652 | ~$1,230,409 | ~1.2953% | ~$15,937 | +125.6% |
In 2025, this property's market value of $1,006,407 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× 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 | $1,006,407 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $715,713 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $874,989 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | $457,690 | $15,000 | $55,000 | $180,463 | ↑ Top 25% | +100.0% |
| 2021 | $562,149 | $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.