17712 FLAGLER DR TX 78738
| Owner | L & J LIVING TRUST |
|---|---|
| Parcel ID | 0115950132 |
| Short ID | 808760 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 72,353 SF |
| Acres | 1.661 |
| Year Built | — |
| Legal | LOT 28A BELVEDERE PH V REV LT 28 BL D & LT 29 BL D BELVEDERE PH II-A |
| Neighborhood | P5107 |
| Land | $913,550 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $913,550 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $913,550 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $913,550 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $913,550 |
| Taxable Value | $913,550 |
|---|
Appreciation: Market value has risen +261.8% from $252,472 (2021) to $913,550 (2025), a CAGR of 37.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→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 +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.8065% in 2025 (+0.0084% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,503. Lake Travis ISD is the largest single contributor, at 57.6% 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 ($913,550 land vs $0 improvements), about $13/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 $913,550, 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 +23.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,115,589 by 2031, with an estimated annual tax burden around $31,400. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $9,498.18 | $9,498.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,433.53 | $3,433.53 | Paid |
| U1K Belvedere MUD | 0.2650% | 0.2225% | 0.2050% | 0.1925% | 0.1825% | -0.0100% | $1,667.23 | $1,667.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,078.20 | $1,078.20 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $825.84 | $825.84 | Paid |
| Combined Rate | 2.0643% | 1.9382% | 1.7675% | 1.7981% | 1.8065% | +0.0084% | $16,502.98 | $16,502.98 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $9,498.18 | 57.6% |
| TCO Travis County | 0.3758% | $3,433.53 | 20.8% |
| U1K Belvedere MUD | 0.1825% | $1,667.23 | 10.1% |
| THD Travis Central Health | 0.1180% | $1,078.20 | 6.5% |
| E06 Travis County ESD # 06 | 0.0904% | $825.84 | 5.0% |
| Total | 1.8065% | $16,502.98 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $730,840 | $913,550 | -20.0% |
| Assessed Value | $730,840 | $913,550 | -20.0% |
| Land Value | $730,840 | $913,550 | -20.0% |
| Improvement Value | — | — | — |
| Taxable Value | $730,840 | $913,550 | -20.0% |
| Total Tax 2026 = estimate |
~$13,202
Estimated
|
~$16,503
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $730,840 | $730,840 | — | — | $730,840 | $730,840 | Not yet — post-cert | Preliminary |
| 2025 | $913,550 | $913,550 | — | — | $913,550 | $913,550 | ~$16,503 | Partial |
| 2024 | $913,550 | $913,550 | — | — | $913,550 | $913,550 | $16,427 | Verified |
| 2023 | $913,550 | $913,550 | — | — | $913,550 | $913,550 | $16,147 | Verified |
| 2022 | $315,590 | $315,590 | — | — | $315,590 | $315,590 | $6,117 | Verified |
| 2021 | $252,472 | $252,472 | — | — | $252,472 | $252,472 | $5,212 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -20.0% | -20.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +189.5% ! | +189.5% | ~100% | No billing data | Verified |
| 2022 | +25.0% | +25.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +261.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -20.0% | +38.9% | +23.7% | +189.5% | 2023 | -20.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.8100% | 1.8100% | — | 1.8100% | 2025 | 1.8100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,503 | $12,081 | ~$22,940 | $16,503 | 2025 | $5,212 | 2021 |
Market value changed by 189% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$903,949 | ~$903,949 | ~1.7420% | ~$15,747 | +23.7% |
| 2028 | ~$1,118,062 | ~$1,118,062 | ~1.6776% | ~$18,756 | +53.0% |
| 2029 | ~$1,382,890 | ~$1,382,890 | ~1.6131% | ~$22,308 | +89.2% |
| 2030 | ~$1,710,447 | ~$1,710,447 | ~1.5487% | ~$26,489 | +134.0% |
| 2031 | ~$2,115,589 | ~$2,115,589 | ~1.4842% | ~$31,400 | +189.5% |
| 2027 | ~$889,333 | ~$889,333 | ~1.8065% | ~$16,066 | +21.7% |
| 2028 | ~$1,082,197 | ~$1,082,197 | ~1.8065% | ~$19,550 | +48.1% |
| 2029 | ~$1,316,886 | ~$1,316,886 | ~1.8065% | ~$23,789 | +80.2% |
| 2030 | ~$1,602,470 | ~$1,602,470 | ~1.8065% | ~$28,948 | +119.3% |
| 2031 | ~$1,949,988 | ~$1,949,988 | ~1.8065% | ~$35,226 | +166.8% |
| 2027 | ~$918,566 | ~$918,566 | ~1.7098% | ~$15,706 | +25.7% |
| 2028 | ~$1,154,512 | ~$1,154,512 | ~1.6131% | ~$18,624 | +58.0% |
| 2029 | ~$1,451,065 | ~$1,451,065 | ~1.5164% | ~$22,004 | +98.5% |
| 2030 | ~$1,823,790 | ~$1,823,790 | ~1.4197% | ~$25,893 | +149.5% |
| 2031 | ~$2,292,256 | ~$2,292,256 | ~1.3231% | ~$30,328 | +213.6% |
In 2025, this property's market value of $913,550 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $913,550 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $913,550 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $913,550 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $315,590 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $252,472 | $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 | — |