13809 SKYLINE DR TX 78732
| Owner | STANCEY STEVEN |
|---|---|
| Parcel ID | 0160440308 |
| Short ID | 158945 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 13,001 SF |
| Acres | 0.298 |
| Year Built | — |
| Legal | LOT 83 COMANCHE TRAIL NO 2 |
| Neighborhood | T0300 |
| Land | $356,273 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $356,273 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $356,273 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $356,273 |
| Value Limitation Adjustment (−) (homestead cap) | −$32,273 |
| Net Appraised (assessed) | $324,000 |
| Taxable Value | $324,000 |
|---|
Appreciation: Market value has risen +145.7% from $145,000 (2021) to $356,273 (2025), a CAGR of 25.2% 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 6 taxing entities is 1.8306% in 2025 (+0.0491% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,931. Leander ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($324,000) is $32,273 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 ($356,273 land vs $0 improvements), about $27/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 $356,273, this parcel sits in the upper-middle (50th–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 +25.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,095,977 by 2030, with an estimated annual tax burden around $16,813. 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 86% in 2022, 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% | $2,934.63 | $2,934.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,014.78 | $1,014.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $318.66 | $318.66 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $279.18 | $279.18 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $244.08 | $244.08 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $151.20 | $151.20 | Paid |
| Combined Rate | 2.0678% | 1.9312% | 1.7490% | 1.7815% | 1.8306% | +0.0491% | $4,942.53 | $4,942.53 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $270,000 | $356,273 | -24.2% |
| Assessed Value | $270,000 | $324,000 | -16.7% |
| Land Value | $356,273 | $356,273 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $270,000 | $324,000 | -16.7% |
| Total Tax 2026 = estimate |
~$4,943
Estimated
|
~$4,943
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $356,273 | $270,000 | -86,273 (-24.2%) |
| Taxable Value | $324,000 | $270,000 | -54,000 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $270,000 | $356,273 | — | — | $270,000 | $270,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $356,273 | $356,273 | — | −$32,273 | $324,000 | $324,000 | ~$4,943 | Partial |
| 2024 | $— | — | — | — | $270,000 | $— | $4,810 | Verified |
| 2023 | $— | — | — | — | $270,000 | $— | $4,722 | Verified |
| 2022 | $— | — | — | — | $270,000 | $— | $5,214 | Verified |
| 2021 | $145,000 | — | — | — | $145,000 | $— | $2,998 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | 90.9% | Not available | Partial |
| 2025 | +32.0% | +20.0% | 90.9% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.7800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7500% | Verified |
| 2022 | +86.2% ! | +86.2% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 2.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +145.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -24.2% | +60.7% | +33.2% | +145.7% | 2025 | -24.2% | 2026 |
| Assessment Ratio | 100.0% | 97.0% | — | 100.0% | 2021 | 90.9% | 2025 |
| Effective Tax Rate (2025) | 1.3900% | 1.3900% | — | 1.3900% | 2025 | 1.3900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,943 | $3,970 | ~$11,956 | $4,943 | 2025 | $2,998 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$446,053 | ~$446,053 | ~1.7713% | ~$7,901 | +25.2% |
| 2027 | ~$558,458 | ~$558,458 | ~1.7120% | ~$9,561 | +56.8% |
| 2028 | ~$699,188 | ~$699,188 | ~1.6527% | ~$11,555 | +96.3% |
| 2029 | ~$875,382 | ~$875,382 | ~1.5934% | ~$13,948 | +145.7% |
| 2030 | ~$1,095,977 | ~$1,095,977 | ~1.5341% | ~$16,813 | +207.6% |
| 2026 | ~$438,928 | ~$438,928 | ~1.8306% | ~$8,035 | +23.2% |
| 2027 | ~$540,758 | ~$540,758 | ~1.8306% | ~$9,899 | +51.8% |
| 2028 | ~$666,213 | ~$666,213 | ~1.8306% | ~$12,195 | +87.0% |
| 2029 | ~$820,773 | ~$820,773 | ~1.8306% | ~$15,025 | +130.4% |
| 2030 | ~$1,011,191 | ~$1,011,191 | ~1.8306% | ~$18,511 | +183.8% |
| 2026 | ~$453,179 | ~$453,179 | ~1.7416% | ~$7,893 | +27.2% |
| 2027 | ~$576,442 | ~$576,442 | ~1.6527% | ~$9,527 | +61.8% |
| 2028 | ~$733,234 | ~$733,234 | ~1.5637% | ~$11,466 | +105.8% |
| 2029 | ~$932,672 | ~$932,672 | ~1.4747% | ~$13,755 | +161.8% |
| 2030 | ~$1,186,357 | ~$1,186,357 | ~1.3858% | ~$16,440 | +233.0% |
In 2025, this property's market value of $356,273 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $356,273 | $24,862 | $85,028 | $363,420 | ↑ Above median | +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 | $145,000 | $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.