12403 COW CREEK RD TX 78654
| Owner | CANYON RIDGE SPRINGS POA |
|---|---|
| Parcel ID | 0526050202 |
| Short ID | 514083 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 93,103 SF |
| Acres | 2.137 |
| Year Built | — |
| Legal | LOT 2 CANYON RIDGE SPRINGS PHS 1 |
| Neighborhood | T2840 |
| Land | $855 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $855 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $855 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $855 |
| Value Limitation Adjustment (−) (homestead cap) | −$393 |
| Net Appraised (assessed) | $462 |
| Taxable Value | $462 |
|---|
Appreciation: Market value has risen +166.4% from $321 (2021) to $855 (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 $9. Leander ISD is the largest single contributor, at 57.6% 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 ($855 land vs $0 improvements), about $0/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 $855, this parcel sits in the bottom quartile (<25th 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 $2,909 by 2030, with an estimated annual tax burden around $47. 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 166% 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% | $5.02 | $5.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1.74 | $1.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.55 | $0.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $0.48 | $0.48 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $0.46 | $0.46 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $0.46 | $0.46 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $8.71 | $8.71 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,206 | $855 | +275.0% |
| Assessed Value | $554 | $462 | +19.9% |
| Land Value | $3,206 | $855 | +275.0% |
| Improvement Value | — | — | — |
| Taxable Value | $554 | $462 | +19.9% |
| HS Cap Loss | -$2,652 | — | |
| Total Tax 2026 = estimate |
~$10
Estimated
|
~$9
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,206 | $3,206 | +0 (+0.0%) |
| Taxable Value | $554 | $554 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,206 | $3,206 | — | −$2,652 | $554 | $554 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $855 | $855 | — | −$393 | $462 | $462 | ~$9 | Partial |
| 2024 | $— | — | — | — | $855 | $— | $7 | Verified |
| 2023 | $— | — | — | — | $321 | $— | $6 | Verified |
| 2022 | $— | — | — | — | $321 | $— | $6 | Verified |
| 2021 | $321 | — | — | — | $321 | $— | $7 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +275.0% ! | +19.9% | 17.3% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 54.0% | Not available | Partial |
| 2024 | +166.4% ! | +19.9% | 45.0% | 0.8300% | 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): +166.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +275.0% | +220.7% | +9.0% | +275.0% | 2026 | +166.4% | 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 |
$9 | $8 | ~$32 | $9 | 2025 | $7 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,092 | ~$1,092 | ~1.8274% | ~$20 | +27.7% |
| 2027 | ~$1,395 | ~$1,395 | ~1.7707% | ~$25 | +63.2% |
| 2028 | ~$1,783 | ~$1,783 | ~1.7140% | ~$31 | +108.5% |
| 2029 | ~$2,277 | ~$2,277 | ~1.6573% | ~$38 | +166.3% |
| 2030 | ~$2,909 | ~$2,909 | ~1.6006% | ~$47 | +240.2% |
| 2026 | ~$1,075 | ~$1,075 | ~1.8841% | ~$20 | +25.7% |
| 2027 | ~$1,352 | ~$1,352 | ~1.8841% | ~$25 | +58.1% |
| 2028 | ~$1,700 | ~$1,700 | ~1.8841% | ~$32 | +98.8% |
| 2029 | ~$2,138 | ~$2,138 | ~1.8841% | ~$40 | +150.1% |
| 2030 | ~$2,689 | ~$2,689 | ~1.8841% | ~$51 | +214.5% |
| 2026 | ~$1,109 | ~$1,109 | ~1.7991% | ~$20 | +29.7% |
| 2027 | ~$1,439 | ~$1,439 | ~1.7140% | ~$25 | +68.3% |
| 2028 | ~$1,868 | ~$1,868 | ~1.6289% | ~$30 | +118.5% |
| 2029 | ~$2,423 | ~$2,423 | ~1.5439% | ~$37 | +183.4% |
| 2030 | ~$3,144 | ~$3,144 | ~1.4588% | ~$46 | +267.7% |
In 2025, this property's market value of $855 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -99% below 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 | $855 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $321 | $6,000 | $14,480 | $80,000 | ↓ 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.