29803 MONTANA RIDGE PASS TX 78641
| Owner | WRIGHT PERRY G & DONNA L LEACH |
|---|---|
| Parcel ID | 0526050401 |
| Short ID | 514089 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,885 SF |
| Land SF | 117,413 SF |
| Acres | 2.695 |
| Year Built | 2023 |
| Legal | LOT 23 CANYON RIDGE SPRINGS PHS 1 |
| Neighborhood | T2840 |
| Land | $107,816 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $107,816 |
| Improvement | $440,676 |
|---|---|
| Total Improvement | $440,676 |
| Market | $548,492 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $548,492 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $548,492 |
| Exemptions (−) (HS) | −$109,698 |
|---|---|
| Taxable Value | $438,794 |
Appreciation: Market value has risen +1256.6% from $40,431 (2021) to $548,492 (2025), a CAGR of 91.9% 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 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 $8,267. Leander ISD is the largest single contributor, at 53.7% 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 20% of market value ($107,816 land vs $440,676 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~3 yrs), and rent roll drive the underwriting.
Submarket Position: At $548,492, 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 +91.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,280,390 by 2030, with an estimated annual tax burden around $14,139. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,885 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,885 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 582 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 354 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 780% 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% | $4,439.90 | $4,439.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,649.19 | $1,649.19 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $561.47 | $561.47 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $548.49 | $548.49 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $548.31 | $548.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $517.88 | $517.88 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $8,265.24 | $8,265.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $732,293 | $548,492 | +33.5% |
| Assessed Value | $603,341 | $548,492 | +10.0% |
| Land Value | $404,310 | $107,816 | +275.0% |
| Improvement Value | $327,983 | $440,676 | -25.6% |
| Taxable Value | $337,404 | $438,794 | -23.1% |
| Exemptions | HS,OV65 | HS | |
| HS Cap Loss | -$128,952 | — | |
| Total Tax 2026 = estimate |
~$6,357
Estimated
|
~$8,265
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $836,428 | $732,293 | -104,135 (-12.4%) |
| Taxable Value | $339,453 | $337,404 | -2,049 (-0.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $732,293 | $404,310 | $327,983 | −$128,952 | $603,341 | $337,404 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $548,492 | $107,816 | $440,676 | — | $548,492 | $438,794 | ~$8,265 | Partial |
| 2024 | $— | — | — | — | $107,816 | $— | $5,736 | Verified |
| 2023 | $— | — | — | — | $40,431 | $— | $726 | Verified |
| 2022 | $— | — | — | — | $40,431 | $— | $796 | Verified |
| 2021 | $40,431 | — | — | — | $40,431 | $— | $853 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +52.5% | +10.0% | 72.1% | Not available | Partial |
| 2025 | +54.2% | +85.0% | ~100% | Not available | Partial |
| 2024 | +779.9% ! | +633.3% | 83.3% | 1.6100% | 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): +1256.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +33.5% | +645.0% | +82.3% | +1256.6% | 2025 | +33.5% | 2026 |
| Assessment Ratio | 82.4% | 94.1% | — | 100.0% | 2021 | 82.4% | 2026 |
| Effective Tax Rate (2025) | 1.5100% | 1.5100% | — | 1.5100% | 2025 | 1.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,265 | $4,559 | ~$12,548 | $8,265 | 2025 | $853 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,052,651 | ~$603,341 | ~1.8274% | ~$11,026 | +91.9% |
| 2027 | ~$2,020,218 | ~$663,675 | ~1.7707% | ~$11,752 | +268.3% |
| 2028 | ~$3,877,146 | ~$730,043 | ~1.7140% | ~$12,513 | +606.9% |
| 2029 | ~$7,440,911 | ~$803,047 | ~1.6573% | ~$13,309 | +1256.6% |
| 2030 | ~$14,280,390 | ~$883,352 | ~1.6006% | ~$14,139 | +2503.6% |
| 2026 | ~$1,041,681 | ~$603,341 | ~1.8841% | ~$11,368 | +89.9% |
| 2027 | ~$1,978,331 | ~$663,675 | ~1.8841% | ~$12,505 | +260.7% |
| 2028 | ~$3,757,192 | ~$730,043 | ~1.8841% | ~$13,755 | +585.0% |
| 2029 | ~$7,135,554 | ~$803,047 | ~1.8841% | ~$15,130 | +1200.9% |
| 2030 | ~$13,551,647 | ~$883,352 | ~1.8841% | ~$16,644 | +2370.7% |
| 2026 | ~$1,063,620 | ~$603,341 | ~1.7991% | ~$10,855 | +93.9% |
| 2027 | ~$2,062,543 | ~$663,675 | ~1.7140% | ~$11,375 | +276.0% |
| 2028 | ~$3,999,627 | ~$730,043 | ~1.6289% | ~$11,892 | +629.2% |
| 2029 | ~$7,755,965 | ~$803,047 | ~1.5439% | ~$12,398 | +1314.1% |
| 2030 | ~$15,040,152 | ~$883,352 | ~1.4588% | ~$12,886 | +2642.1% |
In 2025, this property's market value of $548,492 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $548,492 | $24,862 | $85,028 | $363,420 | ↑ Top 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 | $40,431 | $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.