29710 MONTANA RIDGE PASS TX 78641
| Owner | COWAN CHRIS & ADRIENNE |
|---|---|
| Parcel ID | 0526050107 |
| Short ID | 514079 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 108,631 SF |
| Acres | 2.494 |
| Year Built | — |
| Legal | LOT 10 CANYON RIDGE SPRINGS PHS 1 |
| Neighborhood | T2840 |
| Land | $99,752 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $99,752 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $99,752 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $99,752 |
| Value Limitation Adjustment (−) (homestead cap) | −$45,886 |
| Net Appraised (assessed) | $53,866 |
| Taxable Value | $53,866 |
|---|
Appreciation: Market value has risen +166.7% from $37,407 (2021) to $99,752 (2025), a CAGR of 27.8% 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 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,015. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($53,866) is $45,886 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 ($99,752 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 $99,752, this parcel sits in the upper-middle (50th–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 +27.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $339,925 by 2030, with an estimated annual tax burden around $5,441. 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 167% in 2024, 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% | $585.47 | $585.47 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $202.45 | $202.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $63.57 | $63.57 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $55.70 | $55.70 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $53.87 | $53.87 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $53.85 | $53.85 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $1,014.91 | $1,014.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $374,070 | $99,752 | +275.0% |
| Assessed Value | $64,639 | $53,866 | +20.0% |
| Land Value | $374,070 | $99,752 | +275.0% |
| Improvement Value | — | — | — |
| Taxable Value | $64,639 | $53,866 | +20.0% |
| HS Cap Loss | -$309,431 | — | |
| Total Tax 2026 = estimate |
~$1,218
Estimated
|
~$1,015
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $374,070 | $374,070 | +0 (+0.0%) |
| Taxable Value | $64,639 | $64,639 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $374,070 | $374,070 | — | −$309,431 | $64,639 | $64,639 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $99,752 | $99,752 | — | −$45,886 | $53,866 | $53,866 | ~$1,015 | Partial |
| 2024 | $— | — | — | — | $99,752 | $— | $822 | Verified |
| 2023 | $— | — | — | — | $37,407 | $— | $672 | Verified |
| 2022 | $— | — | — | — | $37,407 | $— | $736 | Verified |
| 2021 | $37,407 | — | — | — | $37,407 | $— | $790 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +275.0% ! | +20.0% | 17.3% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 54.0% | Not available | Partial |
| 2024 | +166.7% ! | +20.0% | 45.0% | 0.8200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8000% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +166.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +275.0% | +220.8% | +9.0% | +275.0% | 2026 | +166.7% | 2025 |
| Assessment Ratio | 17.3% | 57.1% | — | 100.0% | 2021 | 17.3% | 2026 |
| Effective Tax Rate (2025) | 1.0200% | 1.0200% | — | 1.0200% | 2025 | 1.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,015 | $902 | ~$3,726 | $1,015 | 2025 | $790 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$127,472 | ~$127,472 | ~1.8274% | ~$2,329 | +27.8% |
| 2027 | ~$162,894 | ~$162,894 | ~1.7707% | ~$2,884 | +63.3% |
| 2028 | ~$208,160 | ~$208,160 | ~1.7140% | ~$3,568 | +108.7% |
| 2029 | ~$266,005 | ~$266,005 | ~1.6573% | ~$4,408 | +166.7% |
| 2030 | ~$339,925 | ~$339,925 | ~1.6006% | ~$5,441 | +240.8% |
| 2026 | ~$125,477 | ~$125,477 | ~1.8841% | ~$2,364 | +25.8% |
| 2027 | ~$157,835 | ~$157,835 | ~1.8841% | ~$2,974 | +58.2% |
| 2028 | ~$198,539 | ~$198,539 | ~1.8841% | ~$3,741 | +99.0% |
| 2029 | ~$249,739 | ~$249,739 | ~1.8841% | ~$4,705 | +150.4% |
| 2030 | ~$314,144 | ~$314,144 | ~1.8841% | ~$5,919 | +214.9% |
| 2026 | ~$129,467 | ~$129,467 | ~1.7991% | ~$2,329 | +29.8% |
| 2027 | ~$168,033 | ~$168,033 | ~1.7140% | ~$2,880 | +68.5% |
| 2028 | ~$218,088 | ~$218,088 | ~1.6289% | ~$3,553 | +118.6% |
| 2029 | ~$283,053 | ~$283,053 | ~1.5439% | ~$4,370 | +183.8% |
| 2030 | ~$367,371 | ~$367,371 | ~1.4588% | ~$5,359 | +268.3% |
In 2025, this property's market value of $99,752 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +17% above 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 | $99,752 | $24,862 | $85,028 | $363,420 | ↑ Above median | +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 | $37,407 | $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.