29814 MONTANA RIDGE PASS TX 78654
| Owner | LESTER JODY MCKINNEY |
|---|---|
| Parcel ID | 0524070101 |
| Short ID | 514037 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,990 SF |
| Land SF | 106,968 SF |
| Acres | 2.456 |
| Year Built | 2008 |
| Legal | LOT 14 CANYON RIDGE SPRINGS PHS 1 (1.591AC IN TRAVIS CO) |
| Neighborhood | T2840 |
| Land | $98,224 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $98,224 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $98,224 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $98,224 |
| Value Limitation Adjustment (−) (homestead cap) | −$89,028 |
| Net Appraised (assessed) | $9,196 |
| Exemptions on file | HS,OV65 |
|---|---|
| Taxable Value | $9,196 |
Appreciation: Market value has risen +310.3% from $23,942 (2021) to $98,224 (2025), a CAGR of 42.3% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Residential parcel countywide rose +45.8%, so this parcel has outpaced the broader residential market over the same period.
Tax Burden: The combined rate across 2 taxing entities is 0.2000% in 2025 (+0.0090% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $18. Travis County ESD # 01 is the largest single contributor, at 50.0% of the total 2025 levy.
Homestead Cap History: This property's 2026 preliminary assessed value is $335,427 (~91.1%) 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 100% of market value ($98,224 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 $98,224, this parcel sits in the bottom quartile (<25th 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.
Forward Outlook: Holding the +42.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $573,508 by 2030, with an estimated annual tax burden around $30. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,990 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,990 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 1,072 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 904 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
Market value changed by 96% 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 |
|---|---|---|---|---|---|---|---|---|---|
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $9.20 | $9.20 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $9.19 | $9.19 | Paid |
| Combined Rate | 0.2000% | 0.1784% | 0.1842% | 0.1910% | 0.2000% | +0.0090% | $18.39 | $18.39 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $368,340 | $98,224 | +275.0% |
| Assessed Value | $32,913 | $9,196 | +257.9% |
| Land Value | $368,340 | $98,224 | +275.0% |
| Improvement Value | — | — | — |
| Taxable Value | — | — | — |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Protection | -$335,427 | ~-$335,427 | |
| Total Tax | Pending certification |
~$18
Partial
|
|
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $368,340 | $368,340 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $368,340 | $368,340 | — | −$335,427 | $32,913 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $98,224 | $98,224 | — | −$89,028 | $9,196 | $— | ~$18 | Partial |
| 2024 | $1,052,408 | — | — | −$988,562 | $63,846 | $— | $17 | Verified |
| 2023 | $1,127,069 | — | — | −$1,103,127 | $23,942 | $— | $5 | Verified |
| 2022 | $833,370 | — | — | −$809,428 | $23,942 | $— | $8 | Verified |
| 2021 | $23,942 | — | — | — | $23,942 | $— | $6 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +275.0% ! | +257.9% | 13.8% | Not available | Partial |
| 2025 | +0.0% | +56.9% | 14.4% | Not available | Partial |
| 2024 | +166.7% ! | +208.7% | 9.2% | 0.0200% | Verified |
| 2023 | +0.0% | -31.1% | 7.9% | 0.0100% | Verified |
| 2022 | -95.6% ! | -99.5% | 11.5% | 0.0200% | Verified |
| 2021 | base year | — | ~100% | 0.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -88.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +275.0% | +718.7% | +21.4% | +3380.8% | 2022 | -90.7% | 2025 |
| Assessment Ratio | 8.9% | 21.6% | — | 100.0% | 2021 | 2.1% | 2023 |
| 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 |
$18 | $11 | ~$25 | $18 | 2025 | $5 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$139,792 | ~$10,116 | ~0.2000% | ~$20 | +42.3% |
| 2027 | ~$198,951 | ~$11,127 | ~0.2000% | ~$22 | +102.5% |
| 2028 | ~$283,146 | ~$12,240 | ~0.1999% | ~$24 | +188.3% |
| 2029 | ~$402,972 | ~$13,464 | ~0.1999% | ~$27 | +310.3% |
| 2030 | ~$573,508 | ~$14,810 | ~0.1999% | ~$30 | +483.9% |
| 2026 | ~$137,827 | ~$10,116 | ~0.2000% | ~$20 | +40.3% |
| 2027 | ~$193,399 | ~$11,127 | ~0.2000% | ~$22 | +96.9% |
| 2028 | ~$271,376 | ~$12,240 | ~0.2000% | ~$24 | +176.3% |
| 2029 | ~$380,793 | ~$13,464 | ~0.2000% | ~$27 | +287.7% |
| 2030 | ~$534,327 | ~$14,810 | ~0.2000% | ~$30 | +444.0% |
| 2026 | ~$141,756 | ~$10,116 | ~0.2000% | ~$20 | +44.3% |
| 2027 | ~$204,582 | ~$11,127 | ~0.1999% | ~$22 | +108.3% |
| 2028 | ~$295,252 | ~$12,240 | ~0.1999% | ~$24 | +200.6% |
| 2029 | ~$426,106 | ~$13,464 | ~0.1999% | ~$27 | +333.8% |
| 2030 | ~$614,953 | ~$14,810 | ~0.1999% | ~$30 | +526.1% |
In 2025, this property's market value of $98,224 places it in the bottom 25% for Residential properties in Travis County (318609 comparable) — -80% below 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 | $98,224 | $358,633 | $479,535 | $737,055 | ↓ Bottom 25% | -6.4% |
| 2024 | $1,052,408 | $384,868 | $512,735 | $786,167 | ↑ Top 25% | -8.7% |
| 2023 | $1,127,069 | $424,496 | $565,716 | $845,447 | ↑ Top 25% | -2.1% |
| 2022 | $833,370 | $435,080 | $581,770 | $864,060 | ↑ Above median | +53.2% |
| 2021 | $23,942 | $239,232 | $328,865 | $488,922 | ↓ Bottom 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.