609 SUNFISH TX 78734
| Owner | BROWN ERIC W |
|---|---|
| Parcel ID | 0141780508 |
| Short ID | 140281 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 16,896 SF |
| Acres | 0.388 |
| Year Built | — |
| Legal | LOT 479 LAKEWAY SEC 4 |
| Neighborhood | R3000 |
| Land | $302,081 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $302,081 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $302,081 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $302,081 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $302,081 |
| Taxable Value | $302,081 |
|---|
Appreciation: Market value has risen +205.1% from $99,000 (2021) to $302,081 (2025), a CAGR of 32.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 5 taxing entities is 1.7936% in 2025 (+0.0282% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,418. Lake Travis ISD is the largest single contributor, at 58.0% 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 ($302,081 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 $302,081, this parcel sits in the upper-middle (50th–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 +28.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,227,178 by 2031, with an estimated annual tax burden around $19,554. 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% | $3,140.74 | $3,140.74 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,135.36 | $1,135.36 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $512.45 | $512.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $356.53 | $356.53 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $273.08 | $273.08 | Paid |
| Combined Rate | 1.9538% | 1.8447% | 1.7065% | 1.7654% | 1.7936% | +0.0282% | $5,418.16 | $5,418.16 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $3,140.74 | 58.0% |
| TCO Travis County | 0.3758% | $1,135.36 | 21.0% |
| CLW City of Lakeway | 0.1696% | $512.45 | 9.5% |
| THD Travis Central Health | 0.1180% | $356.53 | 6.6% |
| E06 Travis County ESD # 06 | 0.0904% | $273.08 | 5.0% |
| Total | 1.7936% | $5,418.16 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $348,555 | $302,081 | +15.4% |
| Assessed Value | $348,555 | $302,081 | +15.4% |
| Land Value | $348,555 | $302,081 | +15.4% |
| Improvement Value | — | — | — |
| Taxable Value | $348,555 | $302,081 | +15.4% |
| Total Tax 2026 = estimate |
~$6,252
Estimated
|
~$5,418
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $348,555 | $348,555 | — | — | $348,555 | $348,555 | Not yet — post-cert | Preliminary |
| 2025 | $302,081 | $302,081 | — | — | $302,081 | $302,081 | ~$5,418 | Partial |
| 2024 | $292,500 | $292,500 | — | — | $292,500 | $292,500 | $5,164 | Verified |
| 2023 | $292,500 | $292,500 | — | — | $292,500 | $292,500 | $4,992 | Verified |
| 2022 | $292,500 | $292,500 | — | — | $292,500 | $292,500 | $5,396 | Verified |
| 2021 | $99,000 | $99,000 | — | — | $99,000 | $99,000 | $1,934 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.4% | +15.4% | ~100% | Not available | Partial |
| 2025 | +3.3% | +3.3% | ~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 | +195.5% ! | +195.5% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +205.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +15.4% | +42.8% | +28.6% | +195.5% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.7900% | 1.7900% | — | 1.7900% | 2025 | 1.7900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,418 | $4,581 | ~$13,059 | $5,418 | 2025 | $1,934 | 2021 |
Market value changed by 195% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$448,331 | ~$448,331 | ~1.7536% | ~$7,862 | +28.6% |
| 2028 | ~$576,668 | ~$576,668 | ~1.7135% | ~$9,881 | +65.4% |
| 2029 | ~$741,742 | ~$741,742 | ~1.6735% | ~$12,413 | +112.8% |
| 2030 | ~$954,070 | ~$954,070 | ~1.6334% | ~$15,584 | +173.7% |
| 2031 | ~$1,227,178 | ~$1,227,178 | ~1.5934% | ~$19,554 | +252.1% |
| 2027 | ~$441,360 | ~$441,360 | ~1.7936% | ~$7,916 | +26.6% |
| 2028 | ~$558,874 | ~$558,874 | ~1.7936% | ~$10,024 | +60.3% |
| 2029 | ~$707,677 | ~$707,677 | ~1.7936% | ~$12,693 | +103.0% |
| 2030 | ~$896,100 | ~$896,100 | ~1.7936% | ~$16,073 | +157.1% |
| 2031 | ~$1,134,692 | ~$1,134,692 | ~1.7936% | ~$20,352 | +225.5% |
| 2027 | ~$455,302 | ~$455,302 | ~1.7335% | ~$7,893 | +30.6% |
| 2028 | ~$594,741 | ~$594,741 | ~1.6735% | ~$9,953 | +70.6% |
| 2029 | ~$776,883 | ~$776,883 | ~1.6134% | ~$12,534 | +122.9% |
| 2030 | ~$1,014,808 | ~$1,014,808 | ~1.5533% | ~$15,764 | +191.1% |
| 2031 | ~$1,325,598 | ~$1,325,598 | ~1.4933% | ~$19,795 | +280.3% |
In 2025, this property's market value of $302,081 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $302,081 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $292,500 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $292,500 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $292,500 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $99,000 | $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 | — |