23901 COLORADO CANYON DR TX 78654
| Owner | READ DEAN R JR & CAROLYN A |
|---|---|
| Parcel ID | 0174970201 |
| Short ID | 498485 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 435,731 SF |
| Acres | 10.003 |
| Year Built | — |
| Legal | LOT 4 BLK A CHIMNEY OAKS AT LAKE TRAVIS SEC 2 |
| Neighborhood | _RGN140 |
| Land | $624,733 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $624,733 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $624,733 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $624,733 |
| Value Limitation Adjustment (−) (homestead cap) | −$48,935 |
| Net Appraised (assessed) | $575,798 |
| Taxable Value | $575,798 |
|---|
Appreciation: Market value has risen +316.4% from $150,042 (2021) to $624,733 (2025), a CAGR of 42.8% 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 0.6938% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,995. Travis County is the largest single contributor, at 54.2% of the total 2025 levy.
Assessment Gap: Assessed value ($575,798) is $48,935 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 ($624,733 land vs $0 improvements), about $1/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 $624,733, 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 +42.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,715,750 by 2030, with an estimated annual tax burden around $26,926. 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,164.11 | $2,164.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $679.57 | $679.57 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $575.80 | $575.80 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $575.61 | $575.61 | Paid |
| Combined Rate | 0.6692% | 0.5953% | 0.5895% | 0.6434% | 0.6938% | +0.0504% | $3,995.09 | $3,995.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $550,105 | $624,733 | -11.9% |
| Assessed Value | $550,105 | $575,798 | -4.5% |
| Land Value | $550,105 | $624,733 | -11.9% |
| Improvement Value | — | — | — |
| Taxable Value | $550,105 | $575,798 | -4.5% |
| Total Tax 2026 = estimate |
~$3,817
Estimated
|
~$3,995
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $550,105 | $550,105 | +0 (+0.0%) |
| Taxable Value | $550,105 | $550,105 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $550,105 | $550,105 | — | — | $550,105 | $550,105 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $624,733 | $624,733 | — | −$48,935 | $575,798 | $575,798 | ~$3,995 | Partial |
| 2024 | $— | — | — | — | $624,733 | $— | $3,087 | Verified |
| 2023 | $— | — | — | — | $399,860 | $— | $2,357 | Verified |
| 2022 | $— | — | — | — | $299,960 | $— | $1,786 | Verified |
| 2021 | $150,042 | — | — | — | $199,930 ! | $— | $1,338 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -11.9% | -4.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 92.2% | Not available | Partial |
| 2024 | +56.2% | +20.0% | 76.8% | 0.4900% | Verified |
| 2023 | +33.3% | +33.3% | ~100% | 0.5900% | Verified |
| 2022 | +50.0% | +50.0% | ~100% | 0.6000% | Verified |
| 2021 | base year | — | ~100% | 0.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +212.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.9% | +152.2% | +46.7% | +316.4% | 2025 | -11.9% | 2026 |
| Assessment Ratio | 100.0% | 108.5% | — | 133.2% | 2021 | 92.2% | 2025 |
| Effective Tax Rate (2025) | 0.6400% | 0.6400% | — | 0.6400% | 2025 | 0.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,995 | $2,666 | ~$14,767 | $3,995 | 2025 | $1,338 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$892,411 | ~$892,411 | ~0.7000% | ~$6,247 | +42.8% |
| 2027 | ~$1,274,780 | ~$1,274,780 | ~0.7062% | ~$9,002 | +104.1% |
| 2028 | ~$1,820,982 | ~$1,820,982 | ~0.7123% | ~$12,971 | +191.5% |
| 2029 | ~$2,601,214 | ~$2,601,214 | ~0.7185% | ~$18,689 | +316.4% |
| 2030 | ~$3,715,750 | ~$3,715,750 | ~0.7247% | ~$26,926 | +494.8% |
| 2026 | ~$879,916 | ~$879,916 | ~0.6938% | ~$6,105 | +40.8% |
| 2027 | ~$1,239,333 | ~$1,239,333 | ~0.6938% | ~$8,599 | +98.4% |
| 2028 | ~$1,745,561 | ~$1,745,561 | ~0.6938% | ~$12,111 | +179.4% |
| 2029 | ~$2,458,566 | ~$2,458,566 | ~0.6938% | ~$17,058 | +293.5% |
| 2030 | ~$3,462,811 | ~$3,462,811 | ~0.6938% | ~$24,026 | +454.3% |
| 2026 | ~$904,906 | ~$904,906 | ~0.7031% | ~$6,362 | +44.8% |
| 2027 | ~$1,310,726 | ~$1,310,726 | ~0.7123% | ~$9,337 | +109.8% |
| 2028 | ~$1,898,545 | ~$1,898,545 | ~0.7216% | ~$13,699 | +203.9% |
| 2029 | ~$2,749,980 | ~$2,749,980 | ~0.7308% | ~$20,097 | +340.2% |
| 2030 | ~$3,983,258 | ~$3,983,258 | ~0.7401% | ~$29,479 | +537.6% |
In 2025, this property's market value of $624,733 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× 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 | $624,733 | $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 | $150,042 | $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.