17020 BLUE CANYON CV TX 78641
| Owner | PHAM PHUONG T |
|---|---|
| Parcel ID | 0197480113 |
| Short ID | 441727 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 272,991 SF |
| Acres | 6.267 |
| Year Built | — |
| Legal | LOT 25 NORTH RIM SUBD SEC 3 |
| Neighborhood | T2100 |
| Land | $360,139 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $360,139 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $360,139 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $360,139 |
| Value Limitation Adjustment (−) (homestead cap) | −$10,593 |
| Net Appraised (assessed) | $349,546 |
| Taxable Value | $349,546 |
|---|
Appreciation: Market value has risen +283.1% from $94,005 (2021) to $360,139 (2025), a CAGR of 39.9% 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 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,977. Leander ISD is the largest single contributor, at 47.6% of the total 2025 levy.
Assessment Gap: Assessed value ($349,546) is $10,593 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 ($360,139 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 $360,139, 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 +39.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,930,275 by 2030, with an estimated annual tax burden around $35,668. 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 158% in 2022, 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% | $3,799.22 | $3,799.22 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $1,391.54 | $1,391.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,313.75 | $1,313.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $412.54 | $412.54 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $361.43 | $361.43 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $349.55 | $349.55 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $349.43 | $349.43 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $7,977.46 | $7,977.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $360,139 | $360,139 | +0.0% |
| Assessed Value | $360,139 | $349,546 | +3.0% |
| Land Value | $360,139 | $360,139 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $360,139 | $349,546 | +3.0% |
| Total Tax 2026 = estimate |
~$8,219
Estimated
|
~$7,977
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $360,139 | $360,139 | +0 (+0.0%) |
| Taxable Value | $360,139 | $360,139 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $360,139 | $360,139 | — | — | $360,139 | $360,139 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $360,139 | $360,139 | — | −$10,593 | $349,546 | $349,546 | ~$7,977 | Partial |
| 2024 | $— | — | — | — | $360,139 | $— | $6,479 | Verified |
| 2023 | $— | — | — | — | $242,740 | $— | $5,310 | Verified |
| 2022 | $— | — | — | — | $242,740 | $— | $5,796 | Verified |
| 2021 | $94,005 | — | — | −$5 | $94,000 | $— | $2,472 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +3.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 97.1% | Not available | Partial |
| 2024 | +48.4% | +20.0% | 80.9% | 1.8000% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.1900% | Verified |
| 2022 | +158.2% ! | +158.2% | ~100% | 2.3900% | Verified |
| 2021 | base year | — | ~100% | 2.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +283.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +141.6% | +39.9% | +283.1% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 99.0% | — | 100.0% | 2021 | 97.1% | 2025 |
| Effective Tax Rate (2025) | 2.2200% | 2.2200% | — | 2.2200% | 2025 | 2.2200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,977 | $5,225 | ~$21,644 | $7,977 | 2025 | $2,472 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$503,848 | ~$503,848 | ~2.1953% | ~$11,061 | +39.9% |
| 2027 | ~$704,904 | ~$704,904 | ~2.1085% | ~$14,863 | +95.7% |
| 2028 | ~$986,188 | ~$986,188 | ~2.0216% | ~$19,937 | +173.8% |
| 2029 | ~$1,379,715 | ~$1,379,715 | ~1.9347% | ~$26,693 | +283.1% |
| 2030 | ~$1,930,275 | ~$1,930,275 | ~1.8478% | ~$35,668 | +436.0% |
| 2026 | ~$496,646 | ~$496,646 | ~2.2822% | ~$11,335 | +37.9% |
| 2027 | ~$684,894 | ~$684,894 | ~2.2822% | ~$15,631 | +90.2% |
| 2028 | ~$944,495 | ~$944,495 | ~2.2822% | ~$21,556 | +162.3% |
| 2029 | ~$1,302,496 | ~$1,302,496 | ~2.2822% | ~$29,726 | +261.7% |
| 2030 | ~$1,796,192 | ~$1,796,192 | ~2.2822% | ~$40,993 | +398.7% |
| 2026 | ~$511,051 | ~$511,051 | ~2.1519% | ~$10,997 | +41.9% |
| 2027 | ~$725,202 | ~$725,202 | ~2.0216% | ~$14,661 | +101.4% |
| 2028 | ~$1,029,089 | ~$1,029,089 | ~1.8912% | ~$19,463 | +185.7% |
| 2029 | ~$1,460,318 | ~$1,460,318 | ~1.7609% | ~$25,715 | +305.5% |
| 2030 | ~$2,072,248 | ~$2,072,248 | ~1.6306% | ~$33,790 | +475.4% |
In 2025, this property's market value of $360,139 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $360,139 | $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 | $94,005 | $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.