12429 WATERFOWL RD TX 78617
| Owner | MERITAGE HOMES OF TEXAS LLC |
|---|---|
| Parcel ID | 0324430411 |
| Short ID | 586936 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 5,616 SF |
| Acres | 0.129 |
| Year Built | — |
| Legal | LOT 19 BLK H LEXINGTON PARKE SEC 1 |
| Neighborhood | G0340 |
| Land | $13,013 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $13,013 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $13,013 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $13,013 |
| Value Limitation Adjustment (−) (homestead cap) | −$4,013 |
| Net Appraised (assessed) | $9,000 |
| Taxable Value | $9,000 |
|---|
Appreciation: Market value has risen +73.5% from $7,500 (2021) to $13,013 (2025), a CAGR of 14.8% over 4 years. This is strong appreciation — well above typical inflation. 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 5 taxing entities is 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $186. Del Valle ISD is the largest single contributor, at 45.8% of the total 2025 levy.
Assessment Gap: Assessed value ($9,000) is $4,013 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 ($13,013 land vs $0 improvements), about $2/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 $13,013, this parcel sits in the bottom quartile (<25th 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 +14.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $25,913 by 2030, with an estimated annual tax burden around $457. 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 300% in 2026, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $85.40 | $85.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $47.16 | $47.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $33.83 | $33.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10.62 | $10.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9.31 | $9.31 | Paid |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $186.32 | $186.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $52,053 | $13,013 | +300.0% |
| Assessed Value | $10,800 | $9,000 | +20.0% |
| Land Value | $52,053 | $13,013 | +300.0% |
| Improvement Value | — | — | — |
| Taxable Value | $10,800 | $9,000 | +20.0% |
| HS Cap Loss | -$41,253 | — | |
| Total Tax 2026 = estimate |
~$224
Estimated
|
~$186
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $52,053 | $52,053 | +0 (+0.0%) |
| Taxable Value | $10,800 | $10,800 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $52,053 | $52,053 | — | −$41,253 | $10,800 | $10,800 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $13,013 | $13,013 | — | −$4,013 | $9,000 | $9,000 | ~$186 | Partial |
| 2024 | $— | — | — | — | $7,500 | $— | $152 | Verified |
| 2023 | $— | — | — | — | $7,500 | $— | $146 | Verified |
| 2022 | $— | — | — | — | $7,500 | $— | $162 | Verified |
| 2021 | $7,500 | — | — | — | $7,500 | $— | $174 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +300.0% ! | +20.0% | 20.8% | Not available | Partial |
| 2025 | +73.5% | +20.0% | 69.2% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.9500% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +73.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +300.0% | +186.8% | -2.4% | +300.0% | 2026 | +73.5% | 2025 |
| Assessment Ratio | 20.7% | 63.3% | — | 100.0% | 2021 | 20.7% | 2026 |
| Effective Tax Rate (2025) | 1.4300% | 1.4300% | — | 1.4300% | 2025 | 1.4300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$186 | $180 | ~$375 | $186 | 2025 | $174 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$14,935 | ~$14,935 | ~2.0085% | ~$300 | +14.8% |
| 2027 | ~$17,141 | ~$17,141 | ~1.9468% | ~$334 | +31.7% |
| 2028 | ~$19,673 | ~$19,673 | ~1.8851% | ~$371 | +51.2% |
| 2029 | ~$22,578 | ~$22,578 | ~1.8234% | ~$412 | +73.5% |
| 2030 | ~$25,913 | ~$25,913 | ~1.7617% | ~$457 | +99.1% |
| 2026 | ~$14,675 | ~$14,675 | ~2.0702% | ~$304 | +12.8% |
| 2027 | ~$16,549 | ~$16,549 | ~2.0702% | ~$343 | +27.2% |
| 2028 | ~$18,662 | ~$18,662 | ~2.0702% | ~$386 | +43.4% |
| 2029 | ~$21,045 | ~$21,045 | ~2.0702% | ~$436 | +61.7% |
| 2030 | ~$23,733 | ~$23,733 | ~2.0702% | ~$491 | +82.4% |
| 2026 | ~$15,195 | ~$15,195 | ~1.9776% | ~$301 | +16.8% |
| 2027 | ~$17,744 | ~$17,744 | ~1.8851% | ~$334 | +36.4% |
| 2028 | ~$20,719 | ~$20,719 | ~1.7925% | ~$371 | +59.2% |
| 2029 | ~$24,194 | ~$24,194 | ~1.7000% | ~$411 | +85.9% |
| 2030 | ~$28,251 | ~$28,251 | ~1.6074% | ~$454 | +117.1% |
In 2025, this property's market value of $13,013 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -85% below 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 | $13,013 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $7,500 | $6,000 | $14,480 | $80,000 | ↓ Below median | 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.