TOMICHI TRL 78669
| Owner | DAVIES RHODRI SION GWYN |
|---|---|
| Parcel ID | 0137881402 |
| Short ID | 980125 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 23,278 SF |
| Acres | 0.534 |
| Year Built | — |
| Legal | LAKEWAY HIGHLANDS PHS 3 SEC 7 BLK A LOT 178 |
| Neighborhood | R31000 |
| Land | $459,585 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $459,585 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $367,668 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $367,668 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $367,668 |
| Taxable Value | $367,668 |
|---|
Appreciation: Market value has risen +104.3% from $180,000 (2024) to $367,668 (2025), a CAGR of 104.3% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
Tax Burden: The combined rate across 5 taxing entities is 1.9341% in 2025 (+0.0156% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,111. Lake Travis ISD is the largest single contributor, at 49.2% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 125% of market value ($459,585 land vs $0 improvements), about $20/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.
Forward Outlook: Holding the +239.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $933,074,444 by 2031, with an estimated annual tax burden around $41,318. 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% | $3,390.78 | $3,390.78 | Paid |
| U4L Travis County MUD # 13 | 0.6950% | 0.4950% | 0.3569% | 0.3175% | 0.3075% | -0.0100% | $1,413.22 | $1,413.22 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,328.10 | $1,328.10 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $417.05 | $417.05 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $341.99 | $341.99 | Paid |
| Combined Rate | 2.4913% | 2.2030% | 1.9173% | 1.9185% | 1.9341% | +0.0156% | $6,891.14 | $6,891.14 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $3,390.78 | 49.2% |
| U4L Travis County MUD # 13 | 0.3075% | $1,413.22 | 20.5% |
| TCO Travis County | 0.3758% | $1,328.10 | 19.3% |
| THD Travis Central Health | 0.1180% | $417.05 | 6.1% |
| E08 Travis County ESD # 08 | 0.0930% | $341.99 | 5.0% |
| Total | 1.9341% | $6,891.14 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,073,000 | $367,668 | +463.8% |
| Assessed Value | $2,073,000 | $367,668 | +463.8% |
| Land Value | $1,034,066 | $459,585 | +125.0% |
| Improvement Value | $1,038,934 | — | — |
| Taxable Value | $2,073,000 | $367,668 | +463.8% |
| Exemptions | HS | H | |
| Total Tax 2026 = estimate |
~$40,094
Estimated
|
~$6,891
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $2,073,000 | $1,034,066 | $1,038,934 | — | $2,073,000 | $2,073,000 | Not yet — post-cert | Preliminary |
| 2025 | $367,668 | $459,585 | — | — | $367,668 | $367,668 | ~$6,891 | Partial |
| 2024 | $180,000 | $225,000 | — | — | $180,000 | $180,000 | $3,596 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +463.8% ! | +463.8% | ~100% | Not available | Partial |
| 2025 | +104.3% ! | +104.3% | ~100% | Not available | Partial |
| 2024 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +104.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +463.8% | +284.1% | +239.4% | +463.8% | 2026 | +104.3% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2024 | 100.0% | 2024 |
| Effective Tax Rate (2025) | 1.8700% | 1.8700% | — | 1.8700% | 2025 | 1.8700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,891 | $5,244 | ~$41,479 | $6,891 | 2025 | $3,596 | 2024 |
Market value changed by 104% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$7,034,977 | ~$2,280,300 | ~1.7948% | ~$40,926 | +239.4% |
| 2028 | ~$23,874,050 | ~$2,508,330 | ~1.6555% | ~$41,525 | +1051.7% |
| 2029 | ~$81,019,489 | ~$2,759,163 | ~1.5162% | ~$41,834 | +3808.3% |
| 2030 | ~$274,949,476 | ~$3,035,079 | ~1.3769% | ~$41,790 | +13163.4% |
| 2031 | ~$933,074,444 | ~$3,338,587 | ~1.2376% | ~$41,318 | +44910.8% |
| 2027 | ~$6,993,517 | ~$2,280,300 | ~1.9341% | ~$44,103 | +237.4% |
| 2028 | ~$23,593,480 | ~$2,508,330 | ~1.9341% | ~$48,513 | +1038.1% |
| 2029 | ~$79,595,471 | ~$2,759,163 | ~1.9341% | ~$53,365 | +3739.6% |
| 2030 | ~$268,524,990 | ~$3,035,079 | ~1.9341% | ~$58,701 | +12853.4% |
| 2031 | ~$905,901,670 | ~$3,338,587 | ~1.9341% | ~$64,571 | +43600.0% |
| 2027 | ~$7,076,437 | ~$2,280,300 | ~1.7251% | ~$39,338 | +241.4% |
| 2028 | ~$24,156,278 | ~$2,508,330 | ~1.5162% | ~$38,031 | +1065.3% |
| 2029 | ~$82,460,390 | ~$2,759,163 | ~1.3072% | ~$36,069 | +3877.8% |
| 2030 | ~$281,488,558 | ~$3,035,079 | ~1.0983% | ~$33,334 | +13478.8% |
| 2031 | ~$960,895,385 | ~$3,338,587 | ~0.8893% | ~$29,691 | +46252.9% |
| 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 | 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 | 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 | — |