26509 MASTERS PKWY TX 78669
| Owner | MCGAW JAMES S & |
|---|---|
| Parcel ID | 0576120304 |
| Short ID | 358068 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 25,265 SF |
| Acres | 0.580 |
| Year Built | — |
| Legal | LOT 12 BLK 2 RANCH SEC 6 THE |
| Neighborhood | Q6003 |
| Land | $307,645 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $307,645 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $307,645 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $307,645 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $307,645 |
| Taxable Value | $307,645 |
|---|
Appreciation: Market value has risen +583.7% from $45,000 (2021) to $307,645 (2025), a CAGR of 61.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2023), 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 4 taxing entities is 0.6644% in 2025 (+0.0540% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,044. Travis County is the largest single contributor, at 56.6% 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 ($307,645 land vs $0 improvements), about $12/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 $307,645, 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 +61.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,400,921 by 2030, with an estimated annual tax burden around $23,029. 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 264% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,156.27 | $1,156.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $363.09 | $363.09 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $286.16 | $286.16 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $238.42 | $238.42 | Paid |
| Combined Rate | 0.6542% | 0.5699% | 0.5593% | 0.6104% | 0.6644% | +0.0540% | $2,043.94 | $2,043.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $291,137 | $307,645 | -5.4% |
| Assessed Value | $291,137 | $307,645 | -5.4% |
| Land Value | $291,137 | $307,645 | -5.4% |
| Improvement Value | — | — | — |
| Taxable Value | $291,137 | $307,645 | -5.4% |
| Total Tax 2026 = estimate |
~$1,934
Estimated
|
~$2,044
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $291,137 | $291,137 | +0 (+0.0%) |
| Taxable Value | $291,137 | $291,137 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $291,137 | $291,137 | — | — | $291,137 | $291,137 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $307,645 | $307,645 | — | — | $307,645 | $307,645 | ~$2,044 | Partial |
| 2024 | $292,500 | — | — | −$19,500 | $273,000 | $— | $1,666 | Verified |
| 2023 | $204,752 | — | — | — | $292,500 ! | $— | $1,636 | Verified |
| 2022 | $— | — | — | — | $204,750 | $— | $1,167 | Verified |
| 2021 | $45,000 | — | — | — | $56,250 ! | $— | $368 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.4% | -5.4% | ~100% | Not available | Partial |
| 2025 | +12.7% | +12.7% | ~100% | Not available | Partial |
| 2024 | -6.7% | -6.7% | ~100% | 0.6100% | Verified |
| 2023 | +42.9% | +42.9% | ~100% | 0.5600% | Verified |
| 2022 | +264.0% ! | +264.0% | ~100% | 0.5700% | Verified |
| 2021 | base year | — | ~100% | 0.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +446.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.4% | +99.4% | +63.5% | +355.0% | 2023 | -5.4% | 2026 |
| Assessment Ratio | 100.0% | 112.2% | — | 142.9% | 2023 | 93.3% | 2024 |
| Effective Tax Rate (2025) | 0.6600% | 0.6600% | — | 0.6600% | 2025 | 0.6600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,044 | $1,429 | ~$10,932 | $2,044 | 2025 | $368 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$497,461 | ~$497,461 | ~0.6669% | ~$3,318 | +61.7% |
| 2027 | ~$804,393 | ~$804,393 | ~0.6695% | ~$5,385 | +161.5% |
| 2028 | ~$1,300,702 | ~$1,300,702 | ~0.6720% | ~$8,741 | +322.8% |
| 2029 | ~$2,103,232 | ~$2,103,232 | ~0.6746% | ~$14,188 | +583.7% |
| 2030 | ~$3,400,921 | ~$3,400,921 | ~0.6771% | ~$23,029 | +1005.5% |
| 2026 | ~$491,308 | ~$491,308 | ~0.6644% | ~$3,264 | +59.7% |
| 2027 | ~$784,618 | ~$784,618 | ~0.6644% | ~$5,213 | +155.0% |
| 2028 | ~$1,253,033 | ~$1,253,033 | ~0.6644% | ~$8,325 | +307.3% |
| 2029 | ~$2,001,091 | ~$2,001,091 | ~0.6644% | ~$13,295 | +550.5% |
| 2030 | ~$3,195,737 | ~$3,195,737 | ~0.6644% | ~$21,232 | +938.8% |
| 2026 | ~$503,614 | ~$503,614 | ~0.6682% | ~$3,365 | +63.7% |
| 2027 | ~$824,415 | ~$824,415 | ~0.6720% | ~$5,540 | +168.0% |
| 2028 | ~$1,349,565 | ~$1,349,565 | ~0.6759% | ~$9,121 | +338.7% |
| 2029 | ~$2,209,235 | ~$2,209,235 | ~0.6797% | ~$15,016 | +618.1% |
| 2030 | ~$3,616,512 | ~$3,616,512 | ~0.6835% | ~$24,719 | +1075.5% |
In 2025, this property's market value of $307,645 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $307,645 | $24,862 | $85,028 | $363,420 | ↑ Above median | +2.1% |
| 2024 | $292,500 | $23,000 | $66,000 | $330,000 | ↑ Above median | +0.0% |
| 2023 | $204,752 | $25,000 | $71,500 | $271,439 | ↑ Above median | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $45,000 | $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.