9100 LIME CREEK RD TX 78641
| Owner | YUEN FOONG HOUSE LLC |
|---|---|
| Parcel ID | 0176500101 |
| Short ID | 178593 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,437,436 SF |
| Acres | 32.999 |
| Year Built | — |
| Legal | LOT 22&23 LAKE TRAVIS SUBD NO 7 |
| Neighborhood | _RGN130 |
| Land | $1,698,048 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,698,048 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,302,060 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,302,060 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,302,060 |
| Taxable Value | $1,302,060 |
|---|
Appreciation: Market value has risen +88.5% from $690,600 (2021) to $1,302,060 (2025), a CAGR of 17.2% 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 1.8620% in 2025 (+0.0423% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $24,244. Leander ISD is the largest single contributor, at 58.4% 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 130% of market value ($1,698,048 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 $1,302,060, 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 +17.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,876,647 by 2030, with an estimated annual tax burden around $45,097. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $14,152.09 | $14,152.09 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,893.73 | $4,893.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,536.73 | $1,536.73 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,346.33 | $1,346.33 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,302.06 | $1,302.06 | Paid |
| VVO Village of Volente | 0.0864% | 0.0700% | 0.0723% | 0.0791% | 0.0778% | -0.0013% | $1,013.00 | $1,013.00 | Paid |
| Combined Rate | 2.0974% | 1.9602% | 1.7849% | 1.8197% | 1.8620% | +0.0423% | $24,243.94 | $24,243.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,148,378 | $1,302,060 | -11.8% |
| Assessed Value | $1,148,378 | $1,302,060 | -11.8% |
| Land Value | $1,148,378 | $1,698,048 | -32.4% |
| Improvement Value | — | — | — |
| Taxable Value | $1,148,378 | $1,302,060 | -11.8% |
| Total Tax 2026 = estimate |
~$21,382
Estimated
|
~$24,244
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,148,378 | $1,148,378 | +0 (+0.0%) |
| Taxable Value | $1,148,378 | $1,148,378 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,148,378 | $1,148,378 | — | — | $1,148,378 | $1,148,378 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,302,060 | $1,698,048 | — | — | $1,302,060 | $1,302,060 | ~$24,244 | Partial |
| 2024 | $— | — | — | — | $1,302,060 | $— | $20,184 | Verified |
| 2023 | $— | — | — | — | $924,329 | $— | $16,499 | Verified |
| 2022 | $— | — | — | — | $924,329 | $— | $18,119 | Verified |
| 2021 | $690,600 | — | — | — | $779,356 ! | $— | $16,346 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -11.8% | -11.8% | ~100% | Not available | Partial |
| 2025 | +0.0% | +17.4% | ~100% | Not available | Partial |
| 2024 | +40.9% | +20.0% | 85.2% | 1.5500% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7800% | Verified |
| 2022 | +18.6% | +18.6% | ~100% | 1.9600% | Verified |
| 2021 | base year | — | ~100% | 2.3700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +67.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.8% | +38.4% | +20.3% | +88.5% | 2025 | -11.8% | 2026 |
| Assessment Ratio | 100.0% | 104.3% | — | 112.9% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.8600% | 1.8600% | — | 1.8600% | 2025 | 1.8600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,244 | $20,295 | ~$35,806 | $24,244 | 2025 | $16,346 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,525,746 | ~$1,525,746 | ~1.8031% | ~$27,511 | +17.2% |
| 2027 | ~$1,787,859 | ~$1,787,859 | ~1.7443% | ~$31,185 | +37.3% |
| 2028 | ~$2,095,001 | ~$2,095,001 | ~1.6854% | ~$35,309 | +60.9% |
| 2029 | ~$2,454,909 | ~$2,454,909 | ~1.6266% | ~$39,930 | +88.5% |
| 2030 | ~$2,876,647 | ~$2,876,647 | ~1.5677% | ~$45,097 | +120.9% |
| 2026 | ~$1,499,704 | ~$1,499,704 | ~1.8620% | ~$27,924 | +15.2% |
| 2027 | ~$1,727,350 | ~$1,727,350 | ~1.8620% | ~$32,163 | +32.7% |
| 2028 | ~$1,989,550 | ~$1,989,550 | ~1.8620% | ~$37,045 | +52.8% |
| 2029 | ~$2,291,551 | ~$2,291,551 | ~1.8620% | ~$42,668 | +76.0% |
| 2030 | ~$2,639,394 | ~$2,639,394 | ~1.8620% | ~$49,145 | +102.7% |
| 2026 | ~$1,551,787 | ~$1,551,787 | ~1.7737% | ~$27,524 | +19.2% |
| 2027 | ~$1,849,409 | ~$1,849,409 | ~1.6854% | ~$31,170 | +42.0% |
| 2028 | ~$2,204,114 | ~$2,204,114 | ~1.5971% | ~$35,203 | +69.3% |
| 2029 | ~$2,626,849 | ~$2,626,849 | ~1.5089% | ~$39,635 | +101.7% |
| 2030 | ~$3,130,662 | ~$3,130,662 | ~1.4206% | ~$44,473 | +140.4% |
In 2025, this property's market value of $1,302,060 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 15× 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 | $1,302,060 | $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 | $690,600 | $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.