203 LAKEWAY DR TX 78734
| Owner | RIEDLINGER STEVEN & |
|---|---|
| Parcel ID | 0141800503 |
| Short ID | 140489 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 13,410 SF |
| Acres | 0.308 |
| Year Built | — |
| Legal | LOT 101 LAKEWAY SEC 2 |
| Neighborhood | R3000 |
| Land | $296,416 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $296,416 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $296,416 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $296,416 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $296,416 |
| Taxable Value | $296,416 |
|---|
Appreciation: Market value has risen +31.7% from $225,000 (2021) to $296,416 (2025), a CAGR of 7.1% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), 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 $5,317. 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 ($296,416 land vs $0 improvements), about $22/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 $296,416, 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 +5.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $390,500 by 2031, with an estimated annual tax burden around $6,222. 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% | $3,081.84 | $3,081.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,114.06 | $1,114.06 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $502.84 | $502.84 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $349.84 | $349.84 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $267.96 | $267.96 | Paid |
| Combined Rate | 1.9538% | 1.8447% | 1.7065% | 1.7654% | 1.7936% | +0.0282% | $5,316.54 | $5,316.54 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $3,081.84 | 58.0% |
| TCO Travis County | 0.3758% | $1,114.06 | 21.0% |
| CLW City of Lakeway | 0.1696% | $502.84 | 9.5% |
| THD Travis Central Health | 0.1180% | $349.84 | 6.6% |
| E06 Travis County ESD # 06 | 0.0904% | $267.96 | 5.0% |
| Total | 1.7936% | $5,316.54 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $296,416 | $296,416 | +0.0% |
| Assessed Value | $296,416 | $296,416 | +0.0% |
| Land Value | $296,416 | $296,416 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $296,416 | $296,416 | +0.0% |
| Total Tax 2026 = estimate |
~$5,317
Estimated
|
~$5,317
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $296,416 | $296,416 | — | — | $296,416 | $296,416 | Not yet — post-cert | Preliminary |
| 2025 | $296,416 | $296,416 | — | — | $296,416 | $296,416 | ~$5,317 | Partial |
| 2024 | $562,500 | $562,500 | — | — | $562,500 | $562,500 | $8,280 | Verified |
| 2023 | $562,500 | $562,500 | — | — | $562,500 | $562,500 | $8,004 | Verified |
| 2022 | $250,000 | $562,500 | — | — | $250,000 | $250,000 | $4,612 | Verified |
| 2021 | $225,000 | $225,000 | — | — | $225,000 | $225,000 | $2,198 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -47.3% | -47.3% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +125.0% ! | +125.0% | ~100% | No billing data | Verified |
| 2022 | +11.1% | +11.1% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +17.8% | +5.7% | +125.0% | 2023 | -47.3% | 2025 |
| 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 |
$5,317 | $5,682 | ~$5,855 | $8,280 | 2024 | $2,198 | 2021 |
Market value changed by 125% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$313,217 | ~$313,217 | ~1.7536% | ~$5,492 | +5.7% |
| 2028 | ~$330,971 | ~$330,971 | ~1.7135% | ~$5,671 | +11.7% |
| 2029 | ~$349,730 | ~$349,730 | ~1.6735% | ~$5,853 | +18.0% |
| 2030 | ~$369,553 | ~$369,553 | ~1.6334% | ~$6,036 | +24.7% |
| 2031 | ~$390,500 | ~$390,500 | ~1.5934% | ~$6,222 | +31.7% |
| 2027 | ~$307,289 | ~$307,289 | ~1.7936% | ~$5,512 | +3.7% |
| 2028 | ~$318,560 | ~$318,560 | ~1.7936% | ~$5,714 | +7.5% |
| 2029 | ~$330,245 | ~$330,245 | ~1.7936% | ~$5,923 | +11.4% |
| 2030 | ~$342,359 | ~$342,359 | ~1.7936% | ~$6,141 | +15.5% |
| 2031 | ~$354,917 | ~$354,917 | ~1.7936% | ~$6,366 | +19.7% |
| 2027 | ~$319,145 | ~$319,145 | ~1.7335% | ~$5,533 | +7.7% |
| 2028 | ~$343,618 | ~$343,618 | ~1.6735% | ~$5,750 | +15.9% |
| 2029 | ~$369,967 | ~$369,967 | ~1.6134% | ~$5,969 | +24.8% |
| 2030 | ~$398,336 | ~$398,336 | ~1.5533% | ~$6,188 | +34.4% |
| 2031 | ~$428,881 | ~$428,881 | ~1.4933% | ~$6,404 | +44.7% |
In 2025, this property's market value of $296,416 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 | $296,416 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $562,500 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $562,500 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $250,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $225,000 | $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 | — |