2109 SEA EAGLE VIEW TX 78738
| Owner | SCHEEN FREDERICK G III & |
|---|---|
| Parcel ID | 0123550905 |
| Short ID | 474142 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 18,182 SF |
| Acres | 0.417 |
| Year Built | — |
| Legal | LOT 28 BLK A LAKE POINTE SEC 7 |
| Neighborhood | R6005 |
| Land | $207,103 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $207,103 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $207,103 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $207,103 |
| Value Limitation Adjustment (−) (homestead cap) | −$20,418 |
| Net Appraised (assessed) | $186,685 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $186,685 |
Appreciation: Market value has risen +387.3% from $42,500 (2021) to $207,103 (2025), a CAGR of 48.6% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7587% in 2025 (+0.0177% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,283. Lake Travis ISD is the largest single contributor, at 54.4% of the total 2025 levy.
Assessment Gap: Assessed value ($186,685) is $20,418 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 ($207,103 land vs $0 improvements), about $11/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 $207,103, this parcel sits in the upper-middle (50th–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 +27.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $494,515 by 2031, with an estimated annual tax burden around $3,988. 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% | $1,382.83 | $1,382.83 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $561.32 | $561.32 | Paid |
| U6C Lake Pointe MUD | — | — | — | 0.1354% | 0.1347% | -0.0007% | $251.46 | $251.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $176.26 | $176.26 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $168.76 | $168.76 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.7410% | 1.7587% | +0.0177% | $2,540.63 | $2,540.63 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $1,382.83 | 54.4% |
| TCO Travis County | 0.3758% | $561.32 | 22.1% |
| U6C Lake Pointe MUD | 0.1347% | $251.46 | 9.9% |
| THD Travis Central Health | 0.1180% | $176.26 | 6.9% |
| E06 Travis County ESD # 06 | 0.0904% | $168.76 | 6.6% |
| Total | 1.7587% | $2,540.63 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $144,972 | $207,103 | -30.0% |
| Assessed Value | $144,972 | $186,685 | -22.3% |
| Land Value | $144,972 | $207,103 | -30.0% |
| Improvement Value | — | — | — |
| Taxable Value | $144,972 | $186,685 | -22.3% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$2,550
Estimated
|
~$2,541
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $144,972 | $144,972 | — | — | $144,972 | $144,972 | Not yet — post-cert | Preliminary |
| 2025 | $207,103 | $207,103 | — | −$20,418 | $186,685 | $186,685 | ~$2,541 | Partial |
| 2024 | $187,500 | $187,500 | — | −$136,075 | $51,425 | $41,140 | $701 | Verified |
| 2023 | $187,500 | $187,500 | — | — | $187,500 | $187,500 | $453 | Verified |
| 2022 | $42,500 | $42,500 | — | — | $42,500 | $42,500 | $262 | Verified |
| 2021 | $42,500 | $42,500 | — | — | $42,500 | $42,500 | $403 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -30.0% | -22.3% | ~100% | Not available | Partial |
| 2025 | +10.5% | +263.0% | 90.1% | Not available | Partial |
| 2024 | +0.0% | -72.6% | 27.4% | No billing data | Verified |
| 2023 | +341.2% ! | +341.2% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +387.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -30.0% | +64.3% | +27.8% | +341.2% | 2023 | -30.0% | 2026 |
| Assessment Ratio | 100.0% | 86.2% | — | 100.0% | 2021 | 27.4% | 2024 |
| Effective Tax Rate (2025) | 1.2300% | 1.2300% | — | 1.2300% | 2025 | 1.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,541 | $872 | ~$3,361 | $2,541 | 2025 | $262 | 2022 |
Market value changed by 341% 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 | ~$185,295 | ~$159,469 | ~1.7485% | ~$2,788 | +27.8% |
| 2028 | ~$236,833 | ~$175,416 | ~1.7384% | ~$3,049 | +63.4% |
| 2029 | ~$302,706 | ~$192,958 | ~1.7282% | ~$3,335 | +108.8% |
| 2030 | ~$386,901 | ~$212,254 | ~1.7181% | ~$3,647 | +166.9% |
| 2031 | ~$494,515 | ~$233,479 | ~1.7079% | ~$3,988 | +241.1% |
| 2027 | ~$182,395 | ~$159,469 | ~1.7587% | ~$2,805 | +25.8% |
| 2028 | ~$229,479 | ~$175,416 | ~1.7587% | ~$3,085 | +58.3% |
| 2029 | ~$288,717 | ~$192,958 | ~1.7587% | ~$3,393 | +99.2% |
| 2030 | ~$363,247 | ~$212,254 | ~1.7587% | ~$3,733 | +150.6% |
| 2031 | ~$457,017 | ~$233,479 | ~1.7587% | ~$4,106 | +215.2% |
| 2027 | ~$188,194 | ~$159,469 | ~1.7434% | ~$2,780 | +29.8% |
| 2028 | ~$244,303 | ~$175,416 | ~1.7282% | ~$3,032 | +68.5% |
| 2029 | ~$317,140 | ~$192,958 | ~1.7130% | ~$3,305 | +118.8% |
| 2030 | ~$411,692 | ~$212,254 | ~1.6977% | ~$3,604 | +184.0% |
| 2031 | ~$534,435 | ~$233,479 | ~1.6825% | ~$3,928 | +268.6% |
In 2025, this property's market value of $207,103 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +145% above 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 | $207,103 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $187,500 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $187,500 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $42,500 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| 2021 | $42,500 | $8,000 | $22,000 | $81,900 | ↑ Above median | 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 | — |