2311 IMPROVER RD TX 78669
| Owner | WALSH MATT |
|---|---|
| Parcel ID | 0552070104 |
| Short ID | 374121 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 163,786 SF |
| Acres | 3.760 |
| Year Built | — |
| Legal | LOT 13 PALEFACE RANCH SUBD SEC 1 |
| Neighborhood | Q11WF |
| Land | $908,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $908,500 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $908,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $908,500 |
| Value Limitation Adjustment (−) (homestead cap) | −$545,620 |
| Net Appraised (assessed) | $362,880 |
| Taxable Value | $362,880 |
|---|
Appreciation: Market value has risen +260.5% from $252,000 (2021) to $908,500 (2025), a CAGR of 37.8% 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 5 taxing entities is 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,184. Lake Travis ISD is the largest single contributor, at 61.0% of the total 2025 levy.
Assessment Gap: Assessed value ($362,880) is $545,620 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 ($908,500 land vs $0 improvements), about $6/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 $908,500, 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 +37.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,513,157 by 2030, with an estimated annual tax burden around $66,742. 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 257% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $3,772.86 | $3,772.86 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,363.87 | $1,363.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $428.28 | $428.28 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $337.53 | $337.53 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $281.23 | $281.23 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $6,183.77 | $6,183.77 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $908,500 | $908,500 | +0.0% |
| Assessed Value | $435,456 | $362,880 | +20.0% |
| Land Value | $908,500 | $908,500 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $435,456 | $362,880 | +20.0% |
| HS Cap Loss | -$473,044 | — | |
| Total Tax 2026 = estimate |
~$7,421
Estimated
|
~$6,184
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $908,500 | $908,500 | +0 (+0.0%) |
| Taxable Value | $435,456 | $435,456 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $908,500 | $908,500 | — | −$473,044 | $435,456 | $435,456 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $908,500 | $908,500 | — | −$545,620 | $362,880 | $362,880 | ~$6,184 | Partial |
| 2024 | $— | — | — | — | $900,000 | $— | $5,068 | Verified |
| 2023 | $— | — | — | — | $252,000 | $— | $4,116 | Verified |
| 2022 | $— | — | — | — | $252,000 | $— | $4,491 | Verified |
| 2021 | $252,000 | — | — | — | $252,000 | $— | $4,748 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 47.9% | Not available | Partial |
| 2025 | +0.9% | +20.0% | 39.9% | Not available | Partial |
| 2024 | +257.1% ! | +20.0% | 33.6% | 0.5600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +260.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +130.2% | +37.8% | +260.5% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 47.9% | 62.6% | — | 100.0% | 2021 | 39.9% | 2025 |
| Effective Tax Rate (2025) | 0.6800% | 0.6800% | — | 0.6800% | 2025 | 0.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,184 | $5,466 | ~$40,511 | $6,184 | 2025 | $4,748 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,251,861 | ~$1,251,861 | ~1.6590% | ~$20,769 | +37.8% |
| 2027 | ~$1,724,992 | ~$1,724,992 | ~1.6140% | ~$27,841 | +89.9% |
| 2028 | ~$2,376,940 | ~$2,376,940 | ~1.5689% | ~$37,293 | +161.6% |
| 2029 | ~$3,275,287 | ~$3,275,287 | ~1.5239% | ~$49,912 | +260.5% |
| 2030 | ~$4,513,157 | ~$4,513,157 | ~1.4788% | ~$66,742 | +396.8% |
| 2026 | ~$1,233,691 | ~$1,233,691 | ~1.7041% | ~$21,023 | +35.8% |
| 2027 | ~$1,675,281 | ~$1,675,281 | ~1.7041% | ~$28,548 | +84.4% |
| 2028 | ~$2,274,935 | ~$2,274,935 | ~1.7041% | ~$38,767 | +150.4% |
| 2029 | ~$3,089,232 | ~$3,089,232 | ~1.7041% | ~$52,643 | +240.0% |
| 2030 | ~$4,194,999 | ~$4,194,999 | ~1.7041% | ~$71,486 | +361.8% |
| 2026 | ~$1,270,031 | ~$1,270,031 | ~1.6365% | ~$20,784 | +39.8% |
| 2027 | ~$1,775,430 | ~$1,775,430 | ~1.5689% | ~$27,855 | +95.4% |
| 2028 | ~$2,481,949 | ~$2,481,949 | ~1.5014% | ~$37,263 | +173.2% |
| 2029 | ~$3,469,622 | ~$3,469,622 | ~1.4338% | ~$49,747 | +281.9% |
| 2030 | ~$4,850,332 | ~$4,850,332 | ~1.3662% | ~$66,266 | +433.9% |
In 2025, this property's market value of $908,500 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $908,500 | $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 | $252,000 | $6,000 | $14,480 | $80,000 | ↑ Top 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.