3320 WESTLAKE DR TX 78746
| Owner | VERMEULEN MENNO & CHRISTINA |
|---|---|
| Parcel ID | 0125090101 |
| Short ID | 122347 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 192,500 SF |
| Acres | 4.419 |
| Year Built | — |
| Legal | ABS 21 SUR 1 SPARKS W ACR 5.270 |
| Neighborhood | M5800WF |
| Land | $3,712,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,712,500 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,684,537 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,684,537 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,684,537 |
| Taxable Value | $2,684,537 |
|---|
Appreciation: Market value has fallen -14.9% from $3,155,625 (2021) to $2,684,537 (2025), a CAGR of -4.0% over 4 years. Growth has been relatively flat for this asset class. 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 2.0293% in 2025 (+0.0415% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $54,477. Eanes ISD is the largest single contributor, at 54.0% 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 138% of market value ($3,712,500 land vs $0 improvements), about $19/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 $2,684,537, 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 -3.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,283,775 by 2031, with an estimated annual tax burden around $39,859. 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% | $22,340.72 | $22,340.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,089.70 | $10,089.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,516.86 | $3,516.86 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,168.37 | $3,168.37 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $1,526.16 | $1,526.16 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $693.95 | $693.95 | Paid |
| Combined Rate | 2.2565% | 2.0555% | 1.9112% | 1.9878% | 2.0293% | +0.0415% | $41,335.76 | $41,335.76 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $22,340.72 | 54.0% |
| TCO Travis County | 0.3758% | $10,089.70 | 24.4% |
| CAT City of Austin | 0.5240% | $3,516.86 | 8.5% |
| THD Travis Central Health | 0.1180% | $3,168.37 | 7.7% |
| E09 Travis County ESD # 09 | 0.0758% | $1,526.16 | 3.7% |
| ACT Austin Community College | 0.1034% | $693.95 | 1.7% |
| Total | 2.0293% | $41,335.76 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,684,537 | $2,684,537 | +0.0% |
| Assessed Value | $2,684,537 | $2,684,537 | +0.0% |
| Land Value | $3,712,500 | $3,712,500 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $2,684,537 | $2,684,537 | +0.0% |
| Total Tax 2026 = estimate |
~$54,477
Estimated
|
~$41,336
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,684,537 | $3,712,500 | — | — | $2,684,537 | $2,684,537 | Not yet — post-cert | Preliminary |
| 2025 | $2,684,537 | $3,712,500 | — | — | $2,684,537 | $2,684,537 | ~$41,336 | Partial |
| 2024 | $2,684,537 | $3,155,625 | — | — | $2,684,537 | $2,684,537 | $41,232 | Verified |
| 2023 | $2,684,537 | $3,155,625 | — | — | $2,684,537 | $2,684,537 | $39,854 | Verified |
| 2022 | $2,684,537 | $3,155,625 | — | — | $2,684,537 | $2,684,537 | $43,391 | Verified |
| 2021 | $3,155,625 | $3,155,625 | — | — | $3,155,625 | $3,155,625 | $55,285 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | -14.9% | -14.9% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -14.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -3.0% | -3.2% | +0.0% | 2023 | -14.9% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.5400% | 1.5400% | — | 1.5400% | 2025 | 1.5400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$41,336 | $44,219 | ~$45,426 | $55,285 | 2021 | $39,854 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$2,599,119 | ~$2,599,119 | ~1.9725% | ~$51,267 | -3.2% |
| 2028 | ~$2,516,419 | ~$2,516,419 | ~1.9157% | ~$48,207 | -6.3% |
| 2029 | ~$2,436,351 | ~$2,436,351 | ~1.8589% | ~$45,289 | -9.2% |
| 2030 | ~$2,358,830 | ~$2,358,830 | ~1.8021% | ~$42,508 | -12.1% |
| 2031 | ~$2,283,775 | ~$2,283,775 | ~1.7453% | ~$39,859 | -14.9% |
| 2027 | ~$2,550,310 | ~$2,550,310 | ~2.0293% | ~$51,753 | -5.0% |
| 2028 | ~$2,422,795 | ~$2,422,795 | ~2.0293% | ~$49,165 | -9.7% |
| 2029 | ~$2,301,655 | ~$2,301,655 | ~2.0293% | ~$46,707 | -14.3% |
| 2030 | ~$2,186,572 | ~$2,186,572 | ~2.0293% | ~$44,372 | -18.5% |
| 2031 | ~$2,077,244 | ~$2,077,244 | ~2.0293% | ~$42,153 | -22.6% |
| 2027 | ~$2,652,810 | ~$2,652,810 | ~1.9441% | ~$51,573 | -1.2% |
| 2028 | ~$2,621,458 | ~$2,621,458 | ~1.8589% | ~$48,730 | -2.3% |
| 2029 | ~$2,590,476 | ~$2,590,476 | ~1.7737% | ~$45,947 | -3.5% |
| 2030 | ~$2,559,861 | ~$2,559,861 | ~1.6885% | ~$43,223 | -4.6% |
| 2031 | ~$2,529,607 | ~$2,529,607 | ~1.6033% | ~$40,557 | -5.8% |
In 2025, this property's market value of $2,684,537 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 32× 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 | $2,684,537 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $2,684,537 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $2,684,537 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $2,684,537 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $3,155,625 | $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 | — |