23804 COLORADO CANYON DR TX 78654
| Owner | READ DEAN R JR & CAROLYN A |
|---|---|
| Parcel ID | 0174970202 |
| Short ID | 498486 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 741,435 SF |
| Acres | 17.021 |
| Year Built | — |
| Legal | LOT 3 BLK A CHIMNEY OAKS AT LAKE TRAVIS SEC 2 |
| Neighborhood | _RGN140 |
| Land | $761,878 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $761,878 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $761,878 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $761,878 |
| Value Limitation Adjustment (−) (homestead cap) | −$35,355 |
| Net Appraised (assessed) | $726,523 |
| Taxable Value | $726,523 |
|---|
Appreciation: Market value has risen +209.6% from $246,121 (2021) to $761,878 (2025), a CAGR of 32.6% 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 $5,041. Travis County is the largest single contributor, at 54.2% of the total 2025 levy.
Assessment Gap: Assessed value ($726,523) is $35,355 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 ($761,878 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 $761,878, 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 +32.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,128,286 by 2030, with an estimated annual tax burden around $22,669. 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% | $2,730.60 | $2,730.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $857.46 | $857.46 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $726.52 | $726.52 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $726.28 | $726.28 | Paid |
| Combined Rate | 0.6692% | 0.5953% | 0.5895% | 0.6434% | 0.6938% | +0.0504% | $5,040.86 | $5,040.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $717,786 | $761,878 | -5.8% |
| Assessed Value | $717,786 | $726,523 | -1.2% |
| Land Value | $717,786 | $761,878 | -5.8% |
| Improvement Value | — | — | — |
| Taxable Value | $717,786 | $726,523 | -1.2% |
| Total Tax 2026 = estimate |
~$4,980
Estimated
|
~$5,041
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $717,786 | $717,786 | +0 (+0.0%) |
| Taxable Value | $717,786 | $717,786 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $717,786 | $717,786 | — | — | $717,786 | $717,786 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $761,878 | $761,878 | — | −$35,355 | $726,523 | $726,523 | ~$5,041 | Partial |
| 2024 | $— | — | — | — | $761,878 | $— | $3,895 | Verified |
| 2023 | $— | — | — | — | $504,530 | $— | $2,974 | Verified |
| 2022 | $— | — | — | — | $419,425 | $— | $2,497 | Verified |
| 2021 | $246,121 | — | — | — | $253,282 ! | $— | $1,695 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.8% | -1.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 95.4% | Not available | Partial |
| 2024 | +51.0% | +20.0% | 79.5% | 0.5100% | Verified |
| 2023 | +20.3% | +20.3% | ~100% | 0.5900% | Verified |
| 2022 | +65.6% | +65.6% | ~100% | 0.6000% | Verified |
| 2021 | base year | — | ~100% | 0.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +200.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.8% | +101.9% | +34.3% | +209.6% | 2025 | -5.8% | 2026 |
| Assessment Ratio | 100.0% | 99.4% | — | 102.9% | 2021 | 95.4% | 2025 |
| Effective Tax Rate (2025) | 0.6600% | 0.6600% | — | 0.6600% | 2025 | 0.6600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,041 | $3,368 | ~$13,764 | $5,041 | 2025 | $1,695 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,010,577 | ~$1,010,577 | ~0.7000% | ~$7,074 | +32.6% |
| 2027 | ~$1,340,460 | ~$1,340,460 | ~0.7062% | ~$9,466 | +75.9% |
| 2028 | ~$1,778,026 | ~$1,778,026 | ~0.7123% | ~$12,665 | +133.4% |
| 2029 | ~$2,358,426 | ~$2,358,426 | ~0.7185% | ~$16,945 | +209.6% |
| 2030 | ~$3,128,286 | ~$3,128,286 | ~0.7247% | ~$22,669 | +310.6% |
| 2026 | ~$995,340 | ~$995,340 | ~0.6938% | ~$6,906 | +30.6% |
| 2027 | ~$1,300,342 | ~$1,300,342 | ~0.6938% | ~$9,022 | +70.7% |
| 2028 | ~$1,698,805 | ~$1,698,805 | ~0.6938% | ~$11,787 | +123.0% |
| 2029 | ~$2,219,369 | ~$2,219,369 | ~0.6938% | ~$15,399 | +191.3% |
| 2030 | ~$2,899,449 | ~$2,899,449 | ~0.6938% | ~$20,117 | +280.6% |
| 2026 | ~$1,025,815 | ~$1,025,815 | ~0.7031% | ~$7,212 | +34.6% |
| 2027 | ~$1,381,188 | ~$1,381,188 | ~0.7123% | ~$9,839 | +81.3% |
| 2028 | ~$1,859,672 | ~$1,859,672 | ~0.7216% | ~$13,419 | +144.1% |
| 2029 | ~$2,503,917 | ~$2,503,917 | ~0.7308% | ~$18,299 | +228.7% |
| 2030 | ~$3,371,348 | ~$3,371,348 | ~0.7401% | ~$24,950 | +342.5% |
In 2025, this property's market value of $761,878 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $761,878 | $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 | $246,121 | $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.