619 VENDEMMIA BND TX 78738
| Owner | MORGAN ESTATES LLC |
|---|---|
| Parcel ID | 0139880306 |
| Short ID | 852738 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 31,709 SF |
| Acres | 0.728 |
| Year Built | — |
| Legal | LOT 61 BLK C LAKEWAY HIGHLANDS PHS 1 SEC 8A |
| Neighborhood | R3008 |
| Land | $569,843 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $569,843 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $569,843 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $569,843 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $569,843 |
| Taxable Value | $569,843 |
|---|
Appreciation: Market value has risen +3.6% from $550,000 (2021) to $569,843 (2025), a CAGR of 0.9% over 4 years. Growth has been relatively flat for this asset class. 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 +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 $11,973. Lake Travis ISD is the largest single contributor, at 49.5% 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 100% of market value ($569,843 land vs $0 improvements), about $18/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 $569,843, 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 +0.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $590,402 by 2031, with an estimated annual tax burden around $8,363. 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% | $5,924.66 | $5,924.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,141.73 | $2,141.73 | Paid |
| U4L Travis County MUD # 13 | 0.6950% | 0.4950% | 0.3569% | 0.3175% | 0.3075% | -0.0100% | $1,752.27 | $1,752.27 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $966.68 | $966.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $672.55 | $672.55 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $515.13 | $515.13 | Paid |
| Combined Rate | 2.6488% | 2.3397% | 2.0634% | 2.0829% | 2.1011% | +0.0182% | $11,973.02 | $11,973.02 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $5,924.66 | 49.5% |
| TCO Travis County | 0.3758% | $2,141.73 | 17.9% |
| U4L Travis County MUD # 13 | 0.3075% | $1,752.27 | 14.6% |
| CLW City of Lakeway | 0.1696% | $966.68 | 8.1% |
| THD Travis Central Health | 0.1180% | $672.55 | 5.6% |
| E06 Travis County ESD # 06 | 0.0904% | $515.13 | 4.3% |
| Total | 2.1011% | $11,973.02 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $569,843 | $569,843 | +0.0% |
| Assessed Value | $569,843 | $569,843 | +0.0% |
| Land Value | $569,843 | $569,843 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $569,843 | $569,843 | +0.0% |
| Total Tax 2026 = estimate |
~$11,973
Estimated
|
~$11,973
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $569,843 | $569,843 | — | — | $569,843 | $569,843 | Not yet — post-cert | Preliminary |
| 2025 | $569,843 | $569,843 | — | — | $569,843 | $569,843 | ~$11,973 | Partial |
| 2024 | $550,000 | $550,000 | — | — | $550,000 | $550,000 | $11,456 | Verified |
| 2023 | $550,000 | $550,000 | — | — | $550,000 | $550,000 | $11,349 | Verified |
| 2022 | $550,000 | $550,000 | — | — | $550,000 | $550,000 | $12,868 | Verified |
| 2021 | $550,000 | $550,000 | — | — | $550,000 | $550,000 | $14,568 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +3.6% | +3.6% | ~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 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +0.7% | +0.7% | +3.6% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.1000% | 2.1000% | — | 2.1000% | 2025 | 2.1000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,973 | $12,443 | ~$9,828 | $14,568 | 2021 | $11,349 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$573,897 | ~$573,897 | ~1.9642% | ~$11,272 | +0.7% |
| 2028 | ~$577,979 | ~$577,979 | ~1.8273% | ~$10,561 | +1.4% |
| 2029 | ~$582,091 | ~$582,091 | ~1.6904% | ~$9,839 | +2.1% |
| 2030 | ~$586,232 | ~$586,232 | ~1.5534% | ~$9,107 | +2.9% |
| 2031 | ~$590,402 | ~$590,402 | ~1.4165% | ~$8,363 | +3.6% |
| 2027 | ~$562,500 | ~$562,500 | ~2.1011% | ~$11,819 | -1.3% |
| 2028 | ~$555,251 | ~$555,251 | ~2.1011% | ~$11,666 | -2.6% |
| 2029 | ~$548,096 | ~$548,096 | ~2.1011% | ~$11,516 | -3.8% |
| 2030 | ~$541,033 | ~$541,033 | ~2.1011% | ~$11,368 | -5.1% |
| 2031 | ~$534,061 | ~$534,061 | ~2.1011% | ~$11,221 | -6.3% |
| 2027 | ~$585,294 | ~$585,294 | ~1.8957% | ~$11,096 | +2.7% |
| 2028 | ~$601,163 | ~$601,163 | ~1.6904% | ~$10,162 | +5.5% |
| 2029 | ~$617,463 | ~$617,463 | ~1.4850% | ~$9,169 | +8.4% |
| 2030 | ~$634,204 | ~$634,204 | ~1.2796% | ~$8,115 | +11.3% |
| 2031 | ~$651,400 | ~$651,400 | ~1.0742% | ~$6,997 | +14.3% |
In 2025, this property's market value of $569,843 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 | $569,843 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $550,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $550,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $550,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $550,000 | $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 | — |