TOMICHI TRL 78669
| Owner | RH LAKEWAY DEVELOPMENT LTD |
|---|---|
| Parcel ID | 0137900847 |
| Short ID | 980123 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 752,912 SF |
| Acres | 17.284 |
| Year Built | — |
| Legal | LAKEWAY HIGHLANDS PHS 3 SEC 7 BLK A LOT 219 |
| Neighborhood | R31000 |
| Land | $13,366 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $13,366 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $13,366 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $13,366 |
| Value Limitation Adjustment (−) (homestead cap) | −$5,266 |
| Net Appraised (assessed) | $8,100 |
| Taxable Value | $8,100 |
|---|
Appreciation: Market value has risen +98.0% from $6,750 (2024) to $13,366 (2025), a CAGR of 98.0% 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 6 taxing entities is 2.1037% in 2025 (+0.0254% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $170. Lake Travis ISD is the largest single contributor, at 49.7% of the total 2025 levy.
Assessment Gap: Assessed value ($8,100) is $5,266 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 ($13,366 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 $13,366, 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 +40.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $73,747 by 2031, with an estimated annual tax burden around $1,052. 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% | $84.22 | $84.22 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $30.44 | $30.44 | Paid |
| U4L Travis County MUD # 13 | 0.6950% | 0.4950% | 0.3569% | 0.3175% | 0.3075% | -0.0100% | $24.91 | $24.91 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $12.78 | $12.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9.56 | $9.56 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $7.53 | $7.53 | Paid |
| Combined Rate | 2.6458% | 2.3320% | 2.0613% | 2.0783% | 2.1037% | +0.0254% | $169.44 | $169.44 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $84.22 | 49.7% |
| TCO Travis County | 0.3758% | $30.44 | 18.0% |
| U4L Travis County MUD # 13 | 0.3075% | $24.91 | 14.7% |
| CLW City of Lakeway | 0.1696% | $12.78 | 7.5% |
| THD Travis Central Health | 0.1180% | $9.56 | 5.6% |
| E08 Travis County ESD # 08 | 0.0930% | $7.53 | 4.4% |
| Total | 2.1037% | $169.44 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $13,366 | $13,366 | +0.0% |
| Assessed Value | $9,720 | $8,100 | +20.0% |
| Land Value | $13,366 | $13,366 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $9,720 | $8,100 | +20.0% |
| HS Cap Loss | -$3,646 | — | |
| Total Tax 2026 = estimate |
~$204
Estimated
|
~$169
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $13,366 | $13,366 | — | −$3,646 | $9,720 | $9,720 | Not yet — post-cert | Preliminary |
| 2025 | $13,366 | $13,366 | — | −$5,266 | $8,100 | $8,100 | ~$169 | Partial |
| 2024 | $6,750 | $6,750 | — | — | $6,750 | $6,750 | $140 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 72.7% | Not available | Partial |
| 2025 | +98.0% ! | +20.0% | 60.6% | Not available | Partial |
| 2024 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +98.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +49.0% | +40.7% | +98.0% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 72.7% | 77.8% | — | 100.0% | 2024 | 60.6% | 2025 |
| Effective Tax Rate (2025) | 1.2700% | 1.2700% | — | 1.2700% | 2025 | 1.2700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$169 | $154 | ~$671 | $169 | 2025 | $140 | 2024 |
Market value changed by 98% 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 | ~$18,808 | ~$18,808 | ~1.9682% | ~$370 | +40.7% |
| 2028 | ~$26,467 | ~$26,467 | ~1.8327% | ~$485 | +98.0% |
| 2029 | ~$37,243 | ~$37,243 | ~1.6972% | ~$632 | +178.6% |
| 2030 | ~$52,408 | ~$52,408 | ~1.5617% | ~$818 | +292.1% |
| 2031 | ~$73,747 | ~$73,747 | ~1.4262% | ~$1,052 | +451.8% |
| 2027 | ~$18,541 | ~$18,541 | ~2.1037% | ~$390 | +38.7% |
| 2028 | ~$25,720 | ~$25,720 | ~2.1037% | ~$541 | +92.4% |
| 2029 | ~$35,678 | ~$35,678 | ~2.1037% | ~$751 | +166.9% |
| 2030 | ~$49,491 | ~$49,491 | ~2.1037% | ~$1,041 | +270.3% |
| 2031 | ~$68,653 | ~$68,653 | ~2.1037% | ~$1,444 | +413.6% |
| 2027 | ~$19,076 | ~$19,076 | ~1.9005% | ~$363 | +42.7% |
| 2028 | ~$27,224 | ~$27,224 | ~1.6972% | ~$462 | +103.7% |
| 2029 | ~$38,854 | ~$38,854 | ~1.4939% | ~$580 | +190.7% |
| 2030 | ~$55,451 | ~$55,451 | ~1.2906% | ~$716 | +314.9% |
| 2031 | ~$79,139 | ~$79,139 | ~1.0874% | ~$861 | +492.1% |
In 2025, this property's market value of $13,366 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -84% 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 | $13,366 | $24,862 | $84,423 | $362,804 | ↓ Bottom 25% | +2.1% |
| 2024 | $6,750 | $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 | — |