LIME CREEK RD TX 78641
| Owner | SETH SAMIR N & ANJA |
|---|---|
| Parcel ID | 0178530115 |
| Short ID | 523730 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | — |
| Acres | — |
| Year Built | — |
| Legal | LOT 15 LAKE TRAVIS SUBD NO 7 |
| Neighborhood | T9020WF |
| Land | $199,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $199,500 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $90,531 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $90,531 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $90,531 |
| Taxable Value | $90,531 |
|---|
Appreciation: Market value has fallen +0.0% from $90,493 (2021) to $90,531 (2025), a CAGR of 0.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $1,686. 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 220% of market value ($199,500 land vs $0 improvements). 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 $90,531, this parcel sits in the upper-middle (50th–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 +0.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $90,579 by 2030, with an estimated annual tax burden around $1,420. 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 120% in 2024, 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% | $983.98 | $983.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $340.26 | $340.26 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $106.85 | $106.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $93.61 | $93.61 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $90.53 | $90.53 | Paid |
| VVO Village of Volente | 0.0864% | 0.0700% | 0.0723% | 0.0791% | 0.0778% | -0.0013% | $70.43 | $70.43 | Paid |
| Combined Rate | 2.0974% | 1.9602% | 1.7849% | 1.8197% | 1.8620% | +0.0423% | $1,685.66 | $1,685.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $151,200 | $90,531 | +67.0% |
| Assessed Value | $108,637 | $90,531 | +20.0% |
| Land Value | $151,200 | $199,500 | -24.2% |
| Improvement Value | — | — | — |
| Taxable Value | $108,637 | $90,531 | +20.0% |
| HS Cap Loss | -$42,563 | — | |
| Total Tax 2026 = estimate |
~$2,023
Estimated
|
~$1,686
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $151,200 | $151,200 | +0 (+0.0%) |
| Taxable Value | $108,637 | $108,637 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $151,200 | $151,200 | — | −$42,563 | $108,637 | $108,637 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $90,531 | $199,500 | — | — | $90,531 | $90,531 | ~$1,686 | Partial |
| 2024 | $— | — | — | — | $199,500 | $— | $1,647 | Verified |
| 2023 | $— | — | — | — | $90,531 | $— | $1,616 | Verified |
| 2022 | $— | — | — | — | $90,531 | $— | $1,775 | Verified |
| 2021 | $90,493 | — | — | — | $90,493 | $— | $1,898 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +67.0% | +20.0% | 71.8% | Not available | Partial |
| 2025 | -54.6% | -16.7% | ~100% | Not available | Partial |
| 2024 | +120.4% ! | +20.0% | 54.4% | 0.8300% | Verified |
| 2023 | +0.0% | +0.0% | ~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): +0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +67.0% | +33.5% | -8.0% | +67.0% | 2026 | +0.0% | 2025 |
| Assessment Ratio | 71.8% | 90.6% | — | 100.0% | 2021 | 71.8% | 2026 |
| 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 |
$1,686 | $1,792 | ~$1,526 | $1,898 | 2021 | $1,686 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$90,541 | ~$90,541 | ~1.8031% | ~$1,633 | +0.0% |
| 2027 | ~$90,550 | ~$90,550 | ~1.7443% | ~$1,579 | +0.0% |
| 2028 | ~$90,560 | ~$90,560 | ~1.6854% | ~$1,526 | +0.0% |
| 2029 | ~$90,569 | ~$90,569 | ~1.6266% | ~$1,473 | +0.0% |
| 2030 | ~$90,579 | ~$90,579 | ~1.5677% | ~$1,420 | +0.1% |
| 2026 | ~$88,730 | ~$88,730 | ~1.8620% | ~$1,652 | -2.0% |
| 2027 | ~$86,965 | ~$86,965 | ~1.8620% | ~$1,619 | -3.9% |
| 2028 | ~$85,234 | ~$85,234 | ~1.8620% | ~$1,587 | -5.9% |
| 2029 | ~$83,539 | ~$83,539 | ~1.8620% | ~$1,555 | -7.7% |
| 2030 | ~$81,877 | ~$81,877 | ~1.8620% | ~$1,525 | -9.6% |
| 2026 | ~$92,351 | ~$92,351 | ~1.7737% | ~$1,638 | +2.0% |
| 2027 | ~$94,208 | ~$94,208 | ~1.6854% | ~$1,588 | +4.1% |
| 2028 | ~$96,102 | ~$96,102 | ~1.5971% | ~$1,535 | +6.2% |
| 2029 | ~$98,034 | ~$98,034 | ~1.5089% | ~$1,479 | +8.3% |
| 2030 | ~$100,005 | ~$100,005 | ~1.4206% | ~$1,421 | +10.5% |
In 2025, this property's market value of $90,531 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +6% above 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 | $90,531 | $24,862 | $85,028 | $363,420 | ↑ Above median | +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 | $90,493 | $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.