INVERNESS DR TX 78669
| Owner | BUTLER WILLIAM C TRUST ETAL |
|---|---|
| Parcel ID | 0141880110 |
| Short ID | 140830 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 47,366 SF |
| Acres | 1.087 |
| Year Built | — |
| Legal | N 1.09AC OF TRT 7 LAKEHURST SUBD |
| Neighborhood | Q01WF |
| Land | $1,770,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,770,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,062,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,062,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,062,000 |
| Taxable Value | $1,062,000 |
|---|
Appreciation: Market value has risen +200.0% from $354,000 (2021) to $1,062,000 (2025), a CAGR of 31.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 4 taxing entities is 1.6266% in 2025 (+0.0256% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $17,274. Lake Travis ISD is the largest single contributor, at 63.9% 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 167% of market value ($1,770,000 land vs $0 improvements), about $37/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 $1,062,000, 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 +38.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $8,850,000 by 2031, with an estimated annual tax burden around $125,180. 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% | $11,041.61 | $11,041.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,991.47 | $3,991.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,253.40 | $1,253.40 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $987.82 | $987.82 | Paid |
| Combined Rate | 1.7963% | 1.7080% | 1.5604% | 1.6010% | 1.6266% | +0.0256% | $17,274.30 | $17,274.30 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $11,041.61 | 63.9% |
| TCO Travis County | 0.3758% | $3,991.47 | 23.1% |
| THD Travis Central Health | 0.1180% | $1,253.40 | 7.3% |
| E08 Travis County ESD # 08 | 0.0930% | $987.82 | 5.7% |
| Total | 1.6266% | $17,274.30 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,770,000 | $1,062,000 | +66.7% |
| Assessed Value | $1,274,400 | $1,062,000 | +20.0% |
| Land Value | $1,770,000 | $1,770,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,274,400 | $1,062,000 | +20.0% |
| HS Cap Loss | -$495,600 | — | |
| Total Tax 2026 = estimate |
~$20,729
Estimated
|
~$17,274
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,770,000 | $1,770,000 | — | −$495,600 | $1,274,400 | $1,274,400 | Not yet — post-cert | Preliminary |
| 2025 | $1,062,000 | $1,770,000 | — | — | $1,062,000 | $1,062,000 | ~$17,274 | Partial |
| 2024 | $1,770,000 | $1,770,000 | — | −$1,146,000 | $624,000 | $624,000 | $9,990 | Verified |
| 2023 | $1,062,000 | $1,062,000 | — | — | $1,062,000 | $1,062,000 | $8,114 | Verified |
| 2022 | $472,000 | $472,000 | — | — | $472,000 | $472,000 | $8,062 | Verified |
| 2021 | $354,000 | $354,000 | — | — | $354,000 | $354,000 | $6,359 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +66.7% | +20.0% | 72.0% | Not available | Partial |
| 2025 | -40.0% | +70.2% | ~100% | Not available | Partial |
| 2024 | +66.7% | -41.2% | 35.2% | No billing data | Verified |
| 2023 | +125.0% ! | +125.0% | ~100% | No billing data | Verified |
| 2022 | +33.3% | +33.3% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +200.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +66.7% | +50.3% | +38.0% | +125.0% | 2023 | -40.0% | 2025 |
| Assessment Ratio | 72.0% | 84.5% | — | 100.0% | 2021 | 35.3% | 2024 |
| Effective Tax Rate (2025) | 1.6300% | 1.6300% | — | 1.6300% | 2025 | 1.6300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,274 | $9,960 | ~$75,793 | $17,274 | 2025 | $6,359 | 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 | ~$2,442,122 | ~$2,442,122 | ~1.5842% | ~$38,687 | +38.0% |
| 2028 | ~$3,369,467 | ~$3,369,467 | ~1.5417% | ~$51,948 | +90.4% |
| 2029 | ~$4,648,954 | ~$4,648,954 | ~1.4993% | ~$69,702 | +162.7% |
| 2030 | ~$6,414,300 | ~$6,414,300 | ~1.4569% | ~$93,449 | +262.4% |
| 2031 | ~$8,850,000 | ~$8,850,000 | ~1.4145% | ~$125,180 | +400.0% |
| 2027 | ~$2,406,722 | ~$2,406,722 | ~1.6266% | ~$39,147 | +36.0% |
| 2028 | ~$3,272,491 | ~$3,272,491 | ~1.6266% | ~$53,230 | +84.9% |
| 2029 | ~$4,449,703 | ~$4,449,703 | ~1.6266% | ~$72,378 | +151.4% |
| 2030 | ~$6,050,393 | ~$6,050,393 | ~1.6266% | ~$98,415 | +241.8% |
| 2031 | ~$8,226,898 | ~$8,226,898 | ~1.6266% | ~$133,817 | +364.8% |
| 2027 | ~$2,477,522 | ~$2,477,522 | ~1.5629% | ~$38,722 | +40.0% |
| 2028 | ~$3,467,860 | ~$3,467,860 | ~1.4993% | ~$51,994 | +95.9% |
| 2029 | ~$4,854,067 | ~$4,854,067 | ~1.4357% | ~$69,689 | +174.2% |
| 2030 | ~$6,794,382 | ~$6,794,382 | ~1.3720% | ~$93,222 | +283.9% |
| 2031 | ~$9,510,297 | ~$9,510,297 | ~1.3084% | ~$124,433 | +437.3% |
In 2025, this property's market value of $1,062,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 13× 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 | $1,062,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,770,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,062,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $472,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $354,000 | $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 | — |