24401 COTTONWOOD DR TX 78641
| Owner | DECORA DESIGNS CONSTRUCTION GROUP LLC |
|---|---|
| Parcel ID | 0517770330 |
| Short ID | 354384 |
| Type | Real |
| Use Code | 13 Mobile Home — Single (Real) |
| Valuation | Cost |
| Improvement SF | 720 SF |
| Land SF | 61,855 SF |
| Acres | 1.420 |
| Year Built | 2022 |
| Legal | LOT 29 SANDY CREEK RANCHES PHS 4 |
| Neighborhood | T2550 |
| Land | $157,819 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $157,819 |
| Improvement | $281,645 |
|---|---|
| Total Improvement | $281,645 |
| Market | $439,464 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $439,464 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $439,464 |
| Taxable Value | $439,464 |
|---|
Appreciation: Market value has risen +772.3% from $50,382 (2021) to $439,464 (2025), a CAGR of 71.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2024), 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 outpaced the broader land/vacant market over the same period.
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 $8,280. Leander ISD is the largest single contributor, at 57.7% 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 36% of market value ($157,819 land vs $281,645 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $439,464, 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 +71.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,587,690 by 2030, with an estimated annual tax burden around $11,328. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 298 | LIGHT UTILITY BLDG | 6,006 SF | ✓ |
| 613 | TERRACE COVERED | 2,400 SF | ✗ |
| 1ST | 1st Floor | 720 SF | ✓ |
| 121 | WATER/SEWER INF | 1 SF | ✓ |
Market value changed by 213% 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% | $4,317.35 | $4,317.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,492.92 | $1,492.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $468.81 | $468.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $410.72 | $410.72 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $397.22 | $397.22 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $397.09 | $397.09 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $7,484.11 | $7,484.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $562,063 | $439,464 | +27.9% |
| Assessed Value | $527,357 | $439,464 | +20.0% |
| Land Value | $157,819 | $157,819 | +0.0% |
| Improvement Value | $404,244 | $281,645 | +43.5% |
| Taxable Value | $527,357 | $439,464 | +20.0% |
| Exemptions | — | R | |
| HS Cap Loss | -$34,706 | — | |
| Total Tax 2026 = estimate |
~$9,936
Estimated
|
~$7,484
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $562,063 | $562,063 | +0 (+0.0%) |
| Taxable Value | $527,357 | $527,357 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $562,063 | $157,819 | $404,244 | −$34,706 | $527,357 | $527,357 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $439,464 | $157,819 | $281,645 | — | $439,464 | $439,464 | ~$7,484 | Partial |
| 2024 | $582,888 | — | — | −$425,069 | $157,819 | $— | $8,544 | Verified |
| 2023 | $— | — | — | — | $157,819 | $— | $10,474 | Verified |
| 2022 | $— | — | — | — | $157,819 | $— | $3,107 | Verified |
| 2021 | $50,382 | — | — | — | $50,382 | $— | $1,013 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +27.9% | +20.0% | 93.8% | Not available | Partial |
| 2025 | -5.8% | -5.8% | ~100% | Not available | Partial |
| 2024 | -24.8% | -24.8% | ~100% | 1.8300% | Verified |
| 2023 | +292.9% ! | +292.9% | ~100% | 1.6900% | Verified |
| 2022 | +213.2% ! | +213.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +772.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +27.9% | +353.4% | +64.4% | +1056.9% | 2024 | -24.6% | 2025 |
| Assessment Ratio | 93.8% | 80.2% | — | 100.0% | 2021 | 27.1% | 2024 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,484 | $5,680 | ~$10,053 | $8,544 | 2024 | $1,013 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$755,241 | ~$483,410 | ~1.8274% | ~$8,834 | +71.9% |
| 2027 | ~$1,297,918 | ~$531,751 | ~1.7707% | ~$9,416 | +195.3% |
| 2028 | ~$2,230,536 | ~$584,927 | ~1.7140% | ~$10,026 | +407.6% |
| 2029 | ~$3,833,286 | ~$643,419 | ~1.6573% | ~$10,663 | +772.3% |
| 2030 | ~$6,587,690 | ~$707,761 | ~1.6006% | ~$11,328 | +1399.0% |
| 2026 | ~$746,451 | ~$483,410 | ~1.8841% | ~$9,108 | +69.9% |
| 2027 | ~$1,267,884 | ~$531,751 | ~1.8841% | ~$10,019 | +188.5% |
| 2028 | ~$2,153,564 | ~$584,927 | ~1.8841% | ~$11,021 | +390.0% |
| 2029 | ~$3,657,934 | ~$643,419 | ~1.8841% | ~$12,123 | +732.4% |
| 2030 | ~$6,213,181 | ~$707,761 | ~1.8841% | ~$13,335 | +1313.8% |
| 2026 | ~$764,030 | ~$483,410 | ~1.7991% | ~$8,697 | +73.9% |
| 2027 | ~$1,328,303 | ~$531,751 | ~1.7140% | ~$9,114 | +202.3% |
| 2028 | ~$2,309,321 | ~$584,927 | ~1.6289% | ~$9,528 | +425.5% |
| 2029 | ~$4,014,868 | ~$643,419 | ~1.5439% | ~$9,934 | +813.6% |
| 2030 | ~$6,980,046 | ~$707,761 | ~1.4588% | ~$10,325 | +1488.3% |
In 2025, this property's market value of $439,464 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $439,464 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $582,888 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $50,382 | $6,000 | $14,480 | $80,000 | ↑ Above 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.