100 SWIFTCURRENT TRL TX 78746
| Owner | LUCAS JOSEPH & EBBY LUCAS |
|---|---|
| Parcel ID | 0115190349 |
| Short ID | 837062 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 87,164 SF |
| Acres | 2.001 |
| Year Built | — |
| Legal | LOT 1-A EDWARDS HILL SUBD AMENDED PLAT OF |
| Neighborhood | M5700 |
| Land | $874,058 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $874,058 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $874,058 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $874,058 |
| Value Limitation Adjustment (−) (homestead cap) | −$856,058 |
| Net Appraised (assessed) | $18,000 |
| Taxable Value | $18,000 |
|---|
Appreciation: Market value has risen +98.2% from $441,000 (2021) to $874,058 (2025), a CAGR of 18.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.6379% in 2025 (-0.0111% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $295. Eanes ISD is the largest single contributor, at 50.8% of the total 2025 levy.
Assessment Gap: Assessed value ($18,000) is $856,058 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 ($874,058 land vs $0 improvements), about $10/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 $874,058, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, 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 +14.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,696,938 by 2031, with an estimated annual tax burden around $25,063. 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.
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $149.80 | $149.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $67.65 | $67.65 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $31.82 | $31.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $21.24 | $21.24 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $13.64 | $13.64 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $10.66 | $10.66 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $294.81 | $294.81 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $149.80 | 50.8% |
| TCO Travis County | 0.3758% | $67.65 | 22.9% |
| CWH City of West Lake Hills | 0.1768% | $31.82 | 10.8% |
| THD Travis Central Health | 0.1180% | $21.24 | 7.2% |
| E09 Travis County ESD # 09 | 0.0758% | $13.64 | 4.6% |
| W10 WCID # 10 | 0.0592% | $10.66 | 3.6% |
| Total | 1.6379% | $294.81 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $865,072 | $874,058 | -1.0% |
| Assessed Value | $21,600 | $18,000 | +20.0% |
| Land Value | $865,072 | $874,058 | -1.0% |
| Improvement Value | — | — | — |
| Taxable Value | $21,600 | $18,000 | +20.0% |
| HS Cap Loss | -$843,472 | — | |
| Total Tax 2026 = estimate |
~$354
Estimated
|
~$295
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $865,072 | $865,072 | — | −$843,472 | $21,600 | $21,600 | Not yet — post-cert | Preliminary |
| 2025 | $874,058 | $874,058 | — | −$856,058 | $18,000 | $18,000 | ~$295 | Partial |
| 2024 | $784,000 | $784,000 | — | −$254,800 | $529,200 | $529,200 | $247 | Verified |
| 2023 | $784,000 | $784,000 | — | — | $784,000 | $784,000 | $7,095 | Verified |
| 2022 | $784,000 | $784,000 | — | — | $784,000 | $784,000 | $13,422 | Verified |
| 2021 | $441,000 | $441,000 | — | — | $441,000 | $441,000 | $7,791 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.0% | +20.0% | 2.5% | Not available | Partial |
| 2025 | +11.5% | -96.6% | 2.1% | Not available | Partial |
| 2024 | +0.0% | -32.5% | 67.5% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +77.8% ! | +77.8% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +98.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.0% | +17.7% | +14.4% | +77.8% | 2022 | -1.0% | 2026 |
| Assessment Ratio | 2.5% | 62.0% | — | 100.0% | 2021 | 2.1% | 2025 |
| Effective Tax Rate (2025) | 0.0300% | 0.0300% | — | 0.0300% | 2025 | 0.0300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$295 | $5,770 | ~$20,227 | $13,422 | 2022 | $247 | 2024 |
Market value changed by 78% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$989,863 | ~$989,863 | ~1.6057% | ~$15,894 | +14.4% |
| 2028 | ~$1,132,655 | ~$1,132,655 | ~1.5735% | ~$17,822 | +30.9% |
| 2029 | ~$1,296,046 | ~$1,296,046 | ~1.5413% | ~$19,976 | +49.8% |
| 2030 | ~$1,483,007 | ~$1,483,007 | ~1.5091% | ~$22,380 | +71.4% |
| 2031 | ~$1,696,938 | ~$1,696,938 | ~1.4769% | ~$25,063 | +96.2% |
| 2027 | ~$972,561 | ~$972,561 | ~1.6379% | ~$15,929 | +12.4% |
| 2028 | ~$1,093,407 | ~$1,093,407 | ~1.6379% | ~$17,908 | +26.4% |
| 2029 | ~$1,229,268 | ~$1,229,268 | ~1.6379% | ~$20,134 | +42.1% |
| 2030 | ~$1,382,010 | ~$1,382,010 | ~1.6379% | ~$22,635 | +59.8% |
| 2031 | ~$1,553,731 | ~$1,553,731 | ~1.6379% | ~$25,448 | +79.6% |
| 2027 | ~$1,007,164 | ~$1,007,164 | ~1.5896% | ~$16,010 | +16.4% |
| 2028 | ~$1,172,596 | ~$1,172,596 | ~1.5413% | ~$18,073 | +35.5% |
| 2029 | ~$1,365,200 | ~$1,365,200 | ~1.4930% | ~$20,383 | +57.8% |
| 2030 | ~$1,589,441 | ~$1,589,441 | ~1.4448% | ~$22,964 | +83.7% |
| 2031 | ~$1,850,514 | ~$1,850,514 | ~1.3965% | ~$25,842 | +113.9% |
In 2025, this property's market value of $874,058 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× the county median of $84,423. 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 | $874,058 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $784,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $784,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $784,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $441,000 | $8,000 | $22,000 | $81,900 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |