9006 LIME CREEK RD TX
| Owner | SANMORE INVESTMENTS LLC |
|---|---|
| Parcel ID | 0178530102 |
| Short ID | 179298 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 240,033 SF |
| Acres | 5.510 |
| Year Built | — |
| Legal | N 295 FT AV OF LOT 19 LAKE TRAVIS SUBD NO 7 ABS 497 SUR 32 ACR 3.05 LEAVETT B |
| Neighborhood | T9020WF |
| Land | $1,104,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,104,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,104,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,104,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,104,000 |
| Taxable Value | $1,104,000 |
|---|
| Total Due | $22,621.86 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +70.8% from $646,300 (2021) to $1,104,000 (2025), a CAGR of 14.3% 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 $20,556. 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 100% of market value ($1,104,000 land vs $0 improvements), about $5/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 $1,104,000, 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 +14.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,155,945 by 2030, with an estimated annual tax burden around $33,799. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $22,621.86 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +347 |
| Travis Central Health | 0.1080% | 0.1180% | +111 |
| Austin Community College | 0.1013% | 0.1034% | +23 |
| Village of Volente | 0.0791% | 0.0778% | -14 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
| Travis County ESD # 14 | 0.1000% | 0.1000% | +0 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $11,999.38 | $516.58 | $11,482.80 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,149.33 | $178.63 | $3,970.70 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,302.97 | $56.09 | $1,246.88 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,141.54 | $49.14 | $1,092.40 |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,104.00 | $47.53 | $1,056.47 |
| VVO Village of Volente | 0.0864% | 0.0700% | 0.0723% | 0.0791% | 0.0778% | -0.0013% | $858.91 | $36.98 | $821.93 |
| Combined Rate | 2.0974% | 1.9602% | 1.7849% | 1.8197% | 1.8620% | +0.0423% | $20,556.13 | $884.95 | $19,671.18 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $799,000 | $1,104,000 | -27.6% |
| Assessed Value | $799,000 | $1,104,000 | -27.6% |
| Land Value | $844,560 | $1,104,000 | -23.5% |
| Improvement Value | — | — | — |
| Taxable Value | $799,000 | $1,104,000 | -27.6% |
| Total Tax 2026 = estimate |
~$14,877
Estimated
|
$20,556 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $844,560 | $799,000 | -45,560 (-5.4%) |
| Taxable Value | $844,560 | $799,000 | -45,560 (-5.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $799,000 | $844,560 | — | — | $799,000 | $799,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,104,000 | $1,104,000 | — | — | $1,104,000 | $1,104,000 | $20,556 | Verified |
| 2024 | $— | — | — | — | $1,104,000 | $— | $16,214 | Verified |
| 2023 | $— | — | — | — | $742,500 | $— | $13,253 | Verified |
| 2022 | $— | — | — | — | $646,346 | $— | $12,670 | Verified |
| 2021 | $646,300 | — | — | — | $646,331 ! | $— | $13,556 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -23.5% | -23.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +23.9% | ~100% | 1.8600% | Verified |
| 2024 | +48.7% | +20.0% | 80.7% | 1.4700% | Verified |
| 2023 | +14.9% | +14.9% | ~100% | 1.7800% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9600% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +70.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -27.6% | +21.6% | +23.1% | +70.8% | 2025 | -27.6% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.8600% | 1.8600% | — | 1.8600% | 2025 | 1.8600% | 2025 |
| Tax Amount | $20,556 | $17,056 | ~$28,040 | $20,556 | 2025 | $13,556 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,262,126 | ~$1,262,126 | ~1.8031% | ~$22,758 | +14.3% |
| 2027 | ~$1,442,901 | ~$1,442,901 | ~1.7443% | ~$25,168 | +30.7% |
| 2028 | ~$1,649,568 | ~$1,649,568 | ~1.6854% | ~$27,802 | +49.4% |
| 2029 | ~$1,885,836 | ~$1,885,836 | ~1.6266% | ~$30,674 | +70.8% |
| 2030 | ~$2,155,945 | ~$2,155,945 | ~1.5677% | ~$33,799 | +95.3% |
| 2026 | ~$1,240,046 | ~$1,240,046 | ~1.8620% | ~$23,089 | +12.3% |
| 2027 | ~$1,392,858 | ~$1,392,858 | ~1.8620% | ~$25,935 | +26.2% |
| 2028 | ~$1,564,500 | ~$1,564,500 | ~1.8620% | ~$29,130 | +41.7% |
| 2029 | ~$1,757,294 | ~$1,757,294 | ~1.8620% | ~$32,720 | +59.2% |
| 2030 | ~$1,973,845 | ~$1,973,845 | ~1.8620% | ~$36,752 | +78.8% |
| 2026 | ~$1,284,206 | ~$1,284,206 | ~1.7737% | ~$22,778 | +16.3% |
| 2027 | ~$1,493,828 | ~$1,493,828 | ~1.6854% | ~$25,177 | +35.3% |
| 2028 | ~$1,737,666 | ~$1,737,666 | ~1.5971% | ~$27,753 | +57.4% |
| 2029 | ~$2,021,305 | ~$2,021,305 | ~1.5089% | ~$30,498 | +83.1% |
| 2030 | ~$2,351,244 | ~$2,351,244 | ~1.4206% | ~$33,401 | +113.0% |
In 2025, this property's market value of $1,104,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 13× 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 | $1,104,000 | $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 | $646,300 | $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.