12409 MONTANA SPRINGS DR TX 78654
| Owner | BUDCO HOLDINGS LTD |
|---|---|
| Parcel ID | 0526050304 |
| Short ID | 514088 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 91,254 SF |
| Acres | 2.095 |
| Year Built | — |
| Legal | LOT 31 CANYON RIDGE SPRINGS PHS 1 |
| Neighborhood | T2840 |
| Land | $83,796 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $83,796 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $83,796 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $83,796 |
| Value Limitation Adjustment (−) (homestead cap) | −$38,545 |
| Net Appraised (assessed) | $45,251 |
| Taxable Value | $45,251 |
|---|
Appreciation: Market value has risen +166.7% from $31,424 (2021) to $83,796 (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 (2021→2025), 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 $853. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($45,251) is $38,545 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 ($83,796 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 $83,796, this parcel sits in the lower-middle (25th–50th 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 $285,546 by 2030, with an estimated annual tax burden around $4,570. 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% | $491.83 | $491.83 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $170.07 | $170.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $53.41 | $53.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $46.79 | $46.79 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $45.25 | $45.25 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $45.24 | $45.24 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $852.59 | $852.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $83,796 | $83,796 | +0.0% |
| Assessed Value | $54,301 | $45,251 | +20.0% |
| Land Value | $314,235 | $83,796 | +275.0% |
| Improvement Value | — | — | — |
| Taxable Value | $54,301 | $45,251 | +20.0% |
| HS Cap Loss | -$29,495 | — | |
| Total Tax 2026 = estimate |
~$1,023
Estimated
|
~$853
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $314,235 | $83,796 | -230,439 (-73.3%) |
| Taxable Value | $54,301 | $54,301 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $83,796 | $314,235 | — | −$29,495 | $54,301 | $54,301 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $83,796 | $83,796 | — | −$38,545 | $45,251 | $45,251 | ~$853 | Partial |
| 2024 | $— | — | — | — | $83,796 | $— | $691 | Verified |
| 2023 | $— | — | — | — | $31,424 | $— | $565 | Verified |
| 2022 | $— | — | — | — | $31,424 | $— | $619 | Verified |
| 2021 | $31,424 | — | — | — | $31,424 | $— | $663 | 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 | +0.0% | +83.3% | +27.8% | +166.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 64.8% | 72.9% | — | 100.0% | 2021 | 54.0% | 2025 |
| 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 |
$853 | $758 | ~$3,130 | $853 | 2025 | $663 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$107,081 | ~$107,081 | ~1.8274% | ~$1,957 | +27.8% |
| 2027 | ~$136,837 | ~$136,837 | ~1.7707% | ~$2,423 | +63.3% |
| 2028 | ~$174,862 | ~$174,862 | ~1.7140% | ~$2,997 | +108.7% |
| 2029 | ~$223,452 | ~$223,452 | ~1.6573% | ~$3,703 | +166.7% |
| 2030 | ~$285,546 | ~$285,546 | ~1.6006% | ~$4,570 | +240.8% |
| 2026 | ~$105,405 | ~$105,405 | ~1.8841% | ~$1,986 | +25.8% |
| 2027 | ~$132,587 | ~$132,587 | ~1.8841% | ~$2,498 | +58.2% |
| 2028 | ~$166,779 | ~$166,779 | ~1.8841% | ~$3,142 | +99.0% |
| 2029 | ~$209,789 | ~$209,789 | ~1.8841% | ~$3,953 | +150.4% |
| 2030 | ~$263,889 | ~$263,889 | ~1.8841% | ~$4,972 | +214.9% |
| 2026 | ~$108,757 | ~$108,757 | ~1.7991% | ~$1,957 | +29.8% |
| 2027 | ~$141,154 | ~$141,154 | ~1.7140% | ~$2,419 | +68.4% |
| 2028 | ~$183,201 | ~$183,201 | ~1.6289% | ~$2,984 | +118.6% |
| 2029 | ~$237,773 | ~$237,773 | ~1.5439% | ~$3,671 | +183.8% |
| 2030 | ~$308,601 | ~$308,601 | ~1.4588% | ~$4,502 | +268.3% |
In 2025, this property's market value of $83,796 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -1% 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 | $83,796 | $24,862 | $85,028 | $363,420 | ↓ Below 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 | $31,424 | $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.