617 VENDEMMIA BND TX 78738
| Owner | PADINHA HENRY A & TERRI A |
|---|---|
| Parcel ID | 0139880305 |
| Short ID | 852737 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 39,849 SF |
| Acres | 0.915 |
| Year Built | — |
| Legal | LOT 60 BLK C LAKEWAY HIGHLANDS PHS 1 SEC 8A |
| Neighborhood | R3008 |
| Land | $575,102 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $575,102 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $575,102 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $575,102 |
| Value Limitation Adjustment (−) (homestead cap) | −$10,262 |
| Net Appraised (assessed) | $564,840 |
| Taxable Value | $564,840 |
|---|
Appreciation: Market value has risen +49.0% from $386,000 (2021) to $575,102 (2025), a CAGR of 10.5% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 2.1011% in 2025 (+0.0182% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,868. Lake Travis ISD is the largest single contributor, at 49.5% of the total 2025 levy.
Assessment Gap: Assessed value ($564,840) is $10,262 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 ($575,102 land vs $0 improvements), about $14/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 $575,102, 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 +8.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $856,845 by 2031, with an estimated annual tax burden around $12,137. 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% | $4,893.87 | $4,893.87 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,769.10 | $1,769.10 | Paid |
| U4L Travis County MUD # 13 | 0.6950% | 0.4950% | 0.3569% | 0.3175% | 0.3075% | -0.0100% | $1,447.40 | $1,447.40 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $798.50 | $798.50 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $555.53 | $555.53 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $425.51 | $425.51 | Paid |
| Combined Rate | 2.6488% | 2.3397% | 2.0634% | 2.0829% | 2.1011% | +0.0182% | $9,889.91 | $9,889.91 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $4,893.87 | 49.5% |
| TCO Travis County | 0.3758% | $1,769.10 | 17.9% |
| U4L Travis County MUD # 13 | 0.3075% | $1,447.40 | 14.6% |
| CLW City of Lakeway | 0.1696% | $798.50 | 8.1% |
| THD Travis Central Health | 0.1180% | $555.53 | 5.6% |
| E06 Travis County ESD # 06 | 0.0904% | $425.51 | 4.3% |
| Total | 2.1011% | $9,889.91 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $575,102 | $575,102 | +0.0% |
| Assessed Value | $564,840 | $564,840 | +0.0% |
| Land Value | $575,102 | $575,102 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $564,840 | $564,840 | +0.0% |
| HS Cap Loss | -$10,262 | — | |
| Total Tax 2026 = estimate |
~$11,868
Estimated
|
~$9,890
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $575,102 | $575,102 | — | −$10,262 | $564,840 | $564,840 | Not yet — post-cert | Preliminary |
| 2025 | $575,102 | $575,102 | — | −$10,262 | $564,840 | $564,840 | ~$9,890 | Partial |
| 2024 | $470,700 | $550,000 | — | — | $470,700 | $470,700 | $9,804 | Verified |
| 2023 | $470,655 | $550,000 | — | — | $470,655 | $470,655 | $9,712 | Verified |
| 2022 | $470,655 | $550,000 | — | — | $470,655 | $470,655 | $11,012 | Verified |
| 2021 | $386,000 | $386,000 | — | — | $386,000 | $386,000 | $10,224 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | 98.2% | Not available | Partial |
| 2025 | +22.2% | +20.0% | 98.2% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +21.9% | +21.9% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +49.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +8.8% | +8.3% | +22.2% | 2025 | +0.0% | 2023 |
| Assessment Ratio | 98.2% | 99.4% | — | 100.0% | 2021 | 98.2% | 2025 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,890 | $10,128 | ~$12,267 | $11,012 | 2022 | $9,712 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$622,840 | ~$622,840 | ~1.9642% | ~$12,234 | +8.3% |
| 2028 | ~$674,540 | ~$674,540 | ~1.8273% | ~$12,326 | +17.3% |
| 2029 | ~$730,532 | ~$730,532 | ~1.6904% | ~$12,349 | +27.0% |
| 2030 | ~$791,172 | ~$791,172 | ~1.5534% | ~$12,290 | +37.6% |
| 2031 | ~$856,845 | ~$856,845 | ~1.4165% | ~$12,137 | +49.0% |
| 2027 | ~$611,338 | ~$611,338 | ~2.1011% | ~$12,845 | +6.3% |
| 2028 | ~$649,857 | ~$649,857 | ~2.1011% | ~$13,654 | +13.0% |
| 2029 | ~$690,803 | ~$690,803 | ~2.1011% | ~$14,515 | +20.1% |
| 2030 | ~$734,329 | ~$734,329 | ~2.1011% | ~$15,429 | +27.7% |
| 2031 | ~$780,597 | ~$780,597 | ~2.1011% | ~$16,401 | +35.7% |
| 2027 | ~$634,342 | ~$634,342 | ~1.8957% | ~$12,025 | +10.3% |
| 2028 | ~$699,684 | ~$699,684 | ~1.6904% | ~$11,827 | +21.7% |
| 2029 | ~$771,757 | ~$771,757 | ~1.4850% | ~$11,460 | +34.2% |
| 2030 | ~$851,254 | ~$851,254 | ~1.2796% | ~$10,893 | +48.0% |
| 2031 | ~$938,939 | ~$938,939 | ~1.0742% | ~$10,086 | +63.3% |
In 2025, this property's market value of $575,102 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× 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 | $575,102 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $470,700 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $470,655 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $470,655 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $386,000 | $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 | — |