4212 ECK LN TX 78734
| Owner | DF-LAKE PLACE LLC |
|---|---|
| Parcel ID | 0156600409 |
| Short ID | 542744 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 210,221 SF |
| Acres | 4.826 |
| Year Built | — |
| Legal | LOT 1-7 LESS SE.68AC & STRIP BRILL ARNO SUBD ABS 2433 SUR 162 ECK L T ACR .73 |
| Neighborhood | R1000WF |
| Land | $1,549,125 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,549,125 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,549,125 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,549,125 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,549,125 |
| Taxable Value | $1,549,125 |
|---|
Appreciation: Market value has risen +21.8% from $1,271,700 (2021) to $1,549,125 (2025), a CAGR of 5.1% over 4 years. This represents moderate, steady growth. 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 5 taxing entities is 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $26,025. Lake Travis ISD is the largest single contributor, at 62.3% 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 ($1,549,125 land vs $0 improvements), about $7/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 $1,549,125, 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 +5.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,982,502 by 2030, with an estimated annual tax burden around $28,941. 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.
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% | $15,325.09 | $15,325.09 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,539.93 | $5,539.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,739.65 | $1,739.65 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,332.47 | $1,332.47 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $676.86 | $676.86 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $24,614.00 | $24,614.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,473,992 | $1,549,125 | -4.9% |
| Assessed Value | $1,473,992 | $1,549,125 | -4.9% |
| Land Value | $1,549,125 | $1,549,125 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,473,992 | $1,549,125 | -4.9% |
| Total Tax 2026 = estimate |
~$24,763
Estimated
|
~$24,614
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,549,125 | $1,473,992 | -75,133 (-4.9%) |
| Taxable Value | $1,549,125 | $1,473,992 | -75,133 (-4.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,473,992 | $1,549,125 | — | — | $1,473,992 | $1,473,992 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,549,125 | $1,549,125 | — | — | $1,549,125 | $1,549,125 | ~$24,614 | Partial |
| 2024 | $— | — | — | — | $1,549,125 | $— | $25,169 | Verified |
| 2023 | $— | — | — | — | $1,271,700 | $— | $20,427 | Verified |
| 2022 | $— | — | — | — | $1,271,700 | $— | $22,385 | Verified |
| 2021 | $1,271,700 | — | — | — | $1,271,700 | $— | $23,474 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +1.5% | ~100% | Not available | Partial |
| 2024 | +21.8% | +20.0% | 98.5% | 1.6200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7600% | Verified |
| 2021 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.9% | +8.4% | +6.1% | +21.8% | 2025 | -4.9% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.5900% | 1.5900% | — | 1.5900% | 2025 | 1.5900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,614 | $24,044 | ~$27,793 | $24,614 | 2025 | $23,474 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,627,466 | ~$1,627,466 | ~1.6359% | ~$26,624 | +5.1% |
| 2027 | ~$1,709,769 | ~$1,709,769 | ~1.5919% | ~$27,218 | +10.4% |
| 2028 | ~$1,796,234 | ~$1,796,234 | ~1.5479% | ~$27,804 | +16.0% |
| 2029 | ~$1,887,071 | ~$1,887,071 | ~1.5039% | ~$28,379 | +21.8% |
| 2030 | ~$1,982,502 | ~$1,982,502 | ~1.4598% | ~$28,941 | +28.0% |
| 2026 | ~$1,596,483 | ~$1,596,483 | ~1.6800% | ~$26,820 | +3.1% |
| 2027 | ~$1,645,290 | ~$1,645,290 | ~1.6800% | ~$27,640 | +6.2% |
| 2028 | ~$1,695,588 | ~$1,695,588 | ~1.6800% | ~$28,485 | +9.5% |
| 2029 | ~$1,747,424 | ~$1,747,424 | ~1.6800% | ~$29,356 | +12.8% |
| 2030 | ~$1,800,845 | ~$1,800,845 | ~1.6800% | ~$30,254 | +16.2% |
| 2026 | ~$1,658,448 | ~$1,658,448 | ~1.6139% | ~$26,766 | +7.1% |
| 2027 | ~$1,775,487 | ~$1,775,487 | ~1.5479% | ~$27,482 | +14.6% |
| 2028 | ~$1,900,785 | ~$1,900,785 | ~1.4818% | ~$28,167 | +22.7% |
| 2029 | ~$2,034,926 | ~$2,034,926 | ~1.4158% | ~$28,810 | +31.4% |
| 2030 | ~$2,178,532 | ~$2,178,532 | ~1.3498% | ~$29,405 | +40.6% |
In 2025, this property's market value of $1,549,125 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 18× 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 | $1,549,125 | $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 | $1,271,700 | $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.