11869 COW CREEK RD MARBLE FALLS, TX 78654
| Owner | LEWIS CAROL & |
|---|---|
| Parcel ID | 0517060204 |
| Short ID | 353970 |
| Type | Real |
| Use Code | 120 Additional Living Quarter |
| Valuation | Cost |
| Improvement SF | 2,436 SF |
| Land SF | 9,294,397 SF |
| Acres | 213.370 |
| Year Built | 1978 |
| Legal | ABS 2202 SUR 21 FEENEY M ACR 213.3700 (1-D-1) |
| Neighborhood | _RGN145 |
| Land | $7,431,295 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,431,295 |
| Improvement | $978,198 |
|---|---|
| Total Improvement | $978,198 |
| Market | $8,409,493 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,409,493 |
| Value Limitation Adjustment (−) (homestead cap) | −$8,310,281 |
| Net Appraised (assessed) | $99,212 |
| Exemptions (−) (HS,OV65) | −$23,817 |
|---|---|
| Taxable Value | $75,395 |
Tax Burden: The combined rate across 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,421. Leander ISD is the largest single contributor, at 55.8% of the total 2025 levy.
Homestead Cap History: This property's 2026 preliminary assessed value is $4,067,757 (~97.6%) below market value, consistent with an active homestead cap — a homestead exemption is on file for this year, but no 2021–2024 AJR-recorded cap-loss figure exists for this parcel to confirm the exact historical amount, so this is an estimate from the certified/preliminary values themselves. Estimated from 2026 certified/preliminary values (Partial confidence) — AJR 2021–2024 has no record for this parcel.
Asset Class: Single-family residential. Buyer should verify which exemptions carry and which reset at sale. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 88% of market value ($7,431,295 land vs $978,198 improvements), about $1/SF of land. With value concentrated in the land under a ~48-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $8,409,493, this parcel sits in the top quartile (≥75th percentile) of Residential property in Travis County — county median $479,535 (P25 $358,633 / P75 $737,055, n=318,609). Residential here is the broad TCAD category — every residential 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.
No delinquent taxes on record.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 301 | BARN SF | 7,815 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 6,945 SF | ✗ |
| 571 | STORAGE DET | 2,986 SF | ✓ |
| 1ST | 1st Floor | 1,911 SF | ✓ |
| 298 | LIGHT UTILITY BLDG | 1,500 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 1,059 SF | ✗ |
| 612 | TERRACE UNCOVERD | 795 SF | ✗ |
| 450 | SPORT COURT | 625 SF | ✗ |
| 061 | CARPORT ATT 1ST | 574 SF | ✗ |
| 2ND | 2nd Floor | 525 SF | ✓ |
| 581 | STORAGE ATT | 130 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| 447 | SPA CONCRETE | 1 SF | ✗ |
| 410 | OUTDOOR KITCHEN | 1 SF | ✓ |
Market value changed by 303% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel carries a real, materially-sized homestead cap per 2025 Certified data — assessed value is meaningfully below market value. A buyer loses this benefit at purchase and the assessed value resets to full market, increasing the annual tax bill. Factor this into acquisition underwriting. Cap activity consistent with AJR records back to 2026.
| 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% | $819.47 | $819.47 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $283.37 | $283.37 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $99.21 | $99.21 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $99.18 | $99.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $88.98 | $88.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $77.96 | $77.96 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $1,468.17 | $1,468.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,166,211 | $8,409,493 | -50.5% |
| Assessed Value | $98,454 | $99,212 | -0.8% |
| Land Value | $3,200,550 | $7,431,295 | -56.9% |
| Improvement Value | $965,661 | $978,198 | -1.3% |
| Taxable Value | $72,255 | $75,395 | -4.2% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Protection | -$4,067,757 | ~-$4,067,757 | |
| Total Tax 2026 = estimate |
~$1,361
Estimated
|
~$1,468
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,166,211 | $4,166,211 | +0 (+0.0%) |
| Taxable Value | $72,255 | $72,255 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,166,211 | $3,200,550 | $965,661 | −$4,067,757 | $98,454 | $72,255 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,409,493 | $7,431,295 | $978,198 | −$8,310,281 | $99,212 | $75,395 | ~$1,468 | Partial |
| 2024 | $— | — | — | — | — | $— | $1,331 | Verified |
| 2023 | $— | — | — | — | — | $— | $428 | Verified |
| 2022 | $— | — | — | — | — | $— | $464 | Verified |
| 2021 | $— | — | — | — | — | $— | $8,026 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -50.5% | -0.8% | 2.4% | Not available | Partial |
| 2025 | -0.7% | +7.7% | 1.2% | Not available | Partial |
| 2024 | +303.4% ! | +122.0% | 1.1% | 0.0200% | Verified |
| 2023 | +0.0% | +0.0% | 2.0% | 0.0200% | Verified |
| 2022 | -17.4% | -90.9% | 2.0% | 0.0200% | Verified |
| 2021 | base year | — | 17.9% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +230.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -50.5% | -50.5% | — | -50.5% | 2026 | -50.5% | 2026 |
| Assessment Ratio | 2.4% | 1.8% | — | 2.4% | 2026 | 1.2% | 2025 |
| Effective Tax Rate (2025) | 0.0200% | 0.0200% | — | 0.0200% | 2025 | 0.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,468 | $1,468 | — | $1,468 | 2025 | $1,468 | 2025 |
In 2025, this property's market value of $8,409,493 places it in the top 25% for Residential properties in Travis County (318609 comparable) — 18× the county median of $479,535. Residential here is the broad TCAD category — every residential 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 | $8,409,493 | $358,633 | $479,535 | $737,055 | ↑ Top 25% | -6.4% |
| 2024 | — | $384,868 | $512,735 | $786,167 | — | -8.7% |
| 2023 | — | $424,496 | $565,716 | $845,447 | — | -2.1% |
| 2022 | — | $435,080 | $581,770 | $864,060 | — | +53.2% |
| 2021 | — | $239,232 | $328,865 | $488,922 | — | 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.