10500 BOULDER LN TX 78726
| Owner | CANYON CREEK HOMEOWNERS ASSOCIATION |
|---|---|
| Parcel ID | 0166250128 |
| Short ID | 475391 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 960,062 SF |
| Acres | 22.040 |
| Year Built | — |
| Legal | LOT 1 BLK A CANYON CREEK BOULDER LANE |
| Neighborhood | U1880 |
| Land | $4,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,680 |
| Net Appraised (assessed) | $1,320 |
| Taxable Value | $1,320 |
|---|
Appreciation: Market value has risen +263.6% from $1,100 (2021) to $4,000 (2025), a CAGR of 38.1% 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 5 taxing entities is 2.2082% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $29. Leander ISD is the largest single contributor, at 49.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,320) is $2,680 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 ($4,000 land vs $0 improvements), about $0/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 $4,000, this parcel sits in the bottom quartile (<25th 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 +38.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $20,086 by 2030, with an estimated annual tax burden around $382. 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 264% in 2025, 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% | $14.35 | $14.35 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6.92 | $6.92 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4.96 | $4.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1.56 | $1.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1.36 | $1.36 | Paid |
| Combined Rate | 2.4520% | 2.2529% | 2.0584% | 2.1182% | 2.2082% | +0.0900% | $29.15 | $29.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,000 | $4,000 | +0.0% |
| Assessed Value | $1,584 | $1,320 | +20.0% |
| Land Value | $4,000 | $4,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,584 | $1,320 | +20.0% |
| HS Cap Loss | -$2,416 | — | |
| Total Tax 2026 = estimate |
~$35
Estimated
|
~$29
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,000 | $4,000 | +0 (+0.0%) |
| Taxable Value | $1,584 | $1,584 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,000 | $4,000 | — | −$2,416 | $1,584 | $1,584 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,000 | $4,000 | — | −$2,680 | $1,320 | $1,320 | ~$29 | Partial |
| 2024 | $— | — | — | — | $1,100 | $— | $23 | Verified |
| 2023 | $— | — | — | — | $1,100 | $— | $23 | Verified |
| 2022 | $— | — | — | — | $1,100 | $— | $25 | Verified |
| 2021 | $1,100 | — | — | — | $1,100 | $— | $27 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 39.6% | Not available | Partial |
| 2025 | +263.6% ! | +20.0% | 33.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.1200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2500% | Verified |
| 2021 | base year | — | ~100% | 2.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +263.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +131.8% | +38.1% | +263.6% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 39.6% | 57.5% | — | 100.0% | 2021 | 33.0% | 2025 |
| Effective Tax Rate (2025) | 0.7300% | 0.7300% | — | 0.7300% | 2025 | 0.7300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$29 | $28 | ~$232 | $29 | 2025 | $27 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,524 | ~$5,524 | ~2.1472% | ~$119 | +38.1% |
| 2027 | ~$7,628 | ~$7,628 | ~2.0863% | ~$159 | +90.7% |
| 2028 | ~$10,533 | ~$10,533 | ~2.0253% | ~$213 | +163.3% |
| 2029 | ~$14,545 | ~$14,545 | ~1.9644% | ~$286 | +263.6% |
| 2030 | ~$20,086 | ~$20,086 | ~1.9034% | ~$382 | +402.1% |
| 2026 | ~$5,444 | ~$5,444 | ~2.2082% | ~$120 | +36.1% |
| 2027 | ~$7,408 | ~$7,408 | ~2.2082% | ~$164 | +85.2% |
| 2028 | ~$10,082 | ~$10,082 | ~2.2082% | ~$223 | +152.0% |
| 2029 | ~$13,721 | ~$13,721 | ~2.2082% | ~$303 | +243.0% |
| 2030 | ~$18,673 | ~$18,673 | ~2.2082% | ~$412 | +366.8% |
| 2026 | ~$5,604 | ~$5,604 | ~2.1168% | ~$119 | +40.1% |
| 2027 | ~$7,850 | ~$7,850 | ~2.0253% | ~$159 | +96.2% |
| 2028 | ~$10,998 | ~$10,998 | ~1.9339% | ~$213 | +175.0% |
| 2029 | ~$15,407 | ~$15,407 | ~1.8425% | ~$284 | +285.2% |
| 2030 | ~$21,583 | ~$21,583 | ~1.7511% | ~$378 | +439.6% |
In 2025, this property's market value of $4,000 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -95% below 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 | $4,000 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $1,100 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.