317 DREAM CATCHER DR TX 78641
| Owner | GOULDIE ADAM & AMY |
|---|---|
| Parcel ID | 0514550104 |
| Short ID | 830942 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 224,049 SF |
| Acres | 5.143 |
| Year Built | — |
| Legal | LOT 77 BLK K GRAND MESA AT CRYSTAL FALLS II SEC 7 |
| Neighborhood | T2450 |
| Land | $578,644 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $578,644 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $578,644 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $578,644 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $578,644 |
| Taxable Value | $578,644 |
|---|
Appreciation: Market value has risen +285.8% from $150,000 (2021) to $578,644 (2025), a CAGR of 40.1% 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 5 taxing entities is 2.1014% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $12,160. Leander ISD is the largest single contributor, at 51.7% 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 ($578,644 land vs $0 improvements), about $3/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 $578,644, 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 +40.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,128,324 by 2030, with an estimated annual tax burden around $54,430. 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 455% 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% | $6,289.28 | $6,289.28 | Paid |
| CLE City of Leander | 0.4797% | 0.4323% | 0.4173% | 0.4173% | 0.4173% | +0.0000% | $2,414.58 | $2,414.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,174.80 | $2,174.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $682.93 | $682.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $598.32 | $598.32 | Paid |
| Combined Rate | 2.3907% | 2.2225% | 2.0299% | 2.0579% | 2.1014% | +0.0436% | $12,159.91 | $12,159.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $578,644 | $578,644 | +0.0% |
| Assessed Value | $578,644 | $578,644 | +0.0% |
| Land Value | $578,644 | $578,644 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $578,644 | $578,644 | +0.0% |
| Total Tax 2026 = estimate |
~$12,160
Estimated
|
~$12,160
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $578,644 | $578,644 | +0 (+0.0%) |
| Taxable Value | $578,644 | $578,644 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $578,644 | $578,644 | — | — | $578,644 | $578,644 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $578,644 | $578,644 | — | — | $578,644 | $578,644 | ~$12,160 | Partial |
| 2024 | $— | — | — | — | $1,180,433 | $— | $12,862 | Verified |
| 2023 | $— | — | — | — | $1,180,433 | $— | $23,962 | Verified |
| 2022 | $— | — | — | — | $1,180,433 | $— | $26,236 | Verified |
| 2021 | $150,000 | — | — | — | $212,600 ! | $— | $5,083 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -51.0% | -51.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.0900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0300% | Verified |
| 2022 | +455.2% ! | +455.2% | ~100% | 2.2200% | Verified |
| 2021 | base year | — | ~100% | 3.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +172.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +142.9% | +40.1% | +285.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 113.9% | — | 141.7% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.1000% | 2.1000% | — | 2.1000% | 2025 | 2.1000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,160 | $8,621 | ~$32,719 | $12,160 | 2025 | $5,083 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$810,945 | ~$810,945 | ~2.0291% | ~$16,455 | +40.1% |
| 2027 | ~$1,136,506 | ~$1,136,506 | ~1.9568% | ~$22,240 | +96.4% |
| 2028 | ~$1,592,765 | ~$1,592,765 | ~1.8845% | ~$30,016 | +175.3% |
| 2029 | ~$2,232,193 | ~$2,232,193 | ~1.8122% | ~$40,452 | +285.8% |
| 2030 | ~$3,128,324 | ~$3,128,324 | ~1.7399% | ~$54,430 | +440.6% |
| 2026 | ~$799,372 | ~$799,372 | ~2.1014% | ~$16,798 | +38.1% |
| 2027 | ~$1,104,299 | ~$1,104,299 | ~2.1014% | ~$23,206 | +90.8% |
| 2028 | ~$1,525,543 | ~$1,525,543 | ~2.1014% | ~$32,059 | +163.6% |
| 2029 | ~$2,107,473 | ~$2,107,473 | ~2.1014% | ~$44,287 | +264.2% |
| 2030 | ~$2,911,385 | ~$2,911,385 | ~2.1014% | ~$61,181 | +403.1% |
| 2026 | ~$822,518 | ~$822,518 | ~1.9930% | ~$16,393 | +42.1% |
| 2027 | ~$1,169,175 | ~$1,169,175 | ~1.8845% | ~$22,033 | +102.1% |
| 2028 | ~$1,661,933 | ~$1,661,933 | ~1.7761% | ~$29,517 | +187.2% |
| 2029 | ~$2,362,367 | ~$2,362,367 | ~1.6676% | ~$39,395 | +308.3% |
| 2030 | ~$3,358,006 | ~$3,358,006 | ~1.5591% | ~$52,356 | +480.3% |
In 2025, this property's market value of $578,644 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× 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 | $578,644 | $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 | $150,000 | $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.