TOMICHI TRL 78669
| Owner | RH LAKEWAY DEVELOPMENT LTD |
|---|---|
| Parcel ID | 0137900266 |
| Short ID | 980112 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 26,356 SF |
| Acres | 0.605 |
| Year Built | — |
| Legal | LAKEWAY HIGHLANDS PHS 3 SEC 7 BLK A LOT 217 |
| Neighborhood | R31000 |
| Land | $4,977 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,977 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,977 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,977 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,737 |
| Net Appraised (assessed) | $3,240 |
| Taxable Value | $3,240 |
|---|
Appreciation: Market value has risen +84.3% from $2,700 (2024) to $4,977 (2025), a CAGR of 84.3% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 +27.9%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.9341% in 2025 (+0.0156% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $63. Lake Travis ISD is the largest single contributor, at 53.8% of the total 2025 levy.
Assessment Gap: Assessed value ($3,240) is $1,737 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 ($4,977 land vs $0 improvements), about $0/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 $4,977, this parcel sits in the bottom quartile (<25th 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 +35.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $22,960 by 2031, with an estimated annual tax burden around $284. 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% | $33.69 | $33.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12.18 | $12.18 | Paid |
| U4L Travis County MUD # 13 | 0.6950% | 0.4950% | 0.3569% | 0.3175% | 0.3075% | -0.0100% | $9.96 | $9.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.82 | $3.82 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $3.01 | $3.01 | Paid |
| Combined Rate | 2.4913% | 2.2030% | 1.9173% | 1.9185% | 1.9341% | +0.0156% | $62.66 | $62.66 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $33.69 | 53.8% |
| TCO Travis County | 0.3758% | $12.18 | 19.4% |
| U4L Travis County MUD # 13 | 0.3075% | $9.96 | 15.9% |
| THD Travis Central Health | 0.1180% | $3.82 | 6.1% |
| E08 Travis County ESD # 08 | 0.0930% | $3.01 | 4.8% |
| Total | 1.9341% | $62.66 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,977 | $4,977 | +0.0% |
| Assessed Value | $3,888 | $3,240 | +20.0% |
| Land Value | $4,977 | $4,977 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,888 | $3,240 | +20.0% |
| HS Cap Loss | -$1,089 | — | |
| Total Tax 2026 = estimate |
~$75
Estimated
|
~$63
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $4,977 | $4,977 | — | −$1,089 | $3,888 | $3,888 | Not yet — post-cert | Preliminary |
| 2025 | $4,977 | $4,977 | — | −$1,737 | $3,240 | $3,240 | ~$63 | Partial |
| 2024 | $2,700 | $2,700 | — | — | $2,700 | $2,700 | $52 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 78.1% | Not available | Partial |
| 2025 | +84.3% ! | +20.0% | 65.1% | Not available | Partial |
| 2024 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +84.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +42.1% | +35.8% | +84.3% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 78.1% | 81.1% | — | 100.0% | 2024 | 65.1% | 2025 |
| Effective Tax Rate (2025) | 1.2600% | 1.2600% | — | 1.2600% | 2025 | 1.2600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$63 | $57 | ~$196 | $63 | 2025 | $52 | 2024 |
Market value changed by 84% 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 | ~$6,757 | ~$6,757 | ~1.7948% | ~$121 | +35.8% |
| 2028 | ~$9,174 | ~$9,174 | ~1.6555% | ~$152 | +84.3% |
| 2029 | ~$12,456 | ~$12,456 | ~1.5162% | ~$189 | +150.3% |
| 2030 | ~$16,911 | ~$16,911 | ~1.3769% | ~$233 | +239.8% |
| 2031 | ~$22,960 | ~$22,960 | ~1.2376% | ~$284 | +361.3% |
| 2027 | ~$6,658 | ~$6,658 | ~1.9341% | ~$129 | +33.8% |
| 2028 | ~$8,906 | ~$8,906 | ~1.9341% | ~$172 | +78.9% |
| 2029 | ~$11,913 | ~$11,913 | ~1.9341% | ~$230 | +139.4% |
| 2030 | ~$15,937 | ~$15,937 | ~1.9341% | ~$308 | +220.2% |
| 2031 | ~$21,318 | ~$21,318 | ~1.9341% | ~$412 | +328.3% |
| 2027 | ~$6,857 | ~$6,857 | ~1.7251% | ~$118 | +37.8% |
| 2028 | ~$9,447 | ~$9,447 | ~1.5162% | ~$143 | +89.8% |
| 2029 | ~$13,014 | ~$13,014 | ~1.3072% | ~$170 | +161.5% |
| 2030 | ~$17,930 | ~$17,930 | ~1.0983% | ~$197 | +260.3% |
| 2031 | ~$24,702 | ~$24,702 | ~0.8893% | ~$220 | +396.3% |
In 2025, this property's market value of $4,977 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -94% below 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 | $4,977 | $24,862 | $84,423 | $362,804 | ↓ Bottom 25% | +2.1% |
| 2024 | $2,700 | $23,000 | $66,000 | $328,966 | ↓ Bottom 25% | +0.0% |
| 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 | — |