4561 GOLF VISTA DR TX 78730
| Owner | OVERLOOK AT RIVERPLACE HOMEOWNERS |
|---|---|
| Parcel ID | 0143340223 |
| Short ID | 366932 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 889,495 SF |
| Acres | 20.420 |
| Year Built | — |
| Legal | LOT 150 BLK Q OVERLOOK AT RIVER PLACE THE |
| Neighborhood | U3220 |
| Land | $15,430 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $15,430 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $15,430 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $15,430 |
| Value Limitation Adjustment (−) (homestead cap) | −$10,630 |
| Net Appraised (assessed) | $4,800 |
| Taxable Value | $4,800 |
|---|
| Total Due | $429.20 |
|---|---|
| First Delinquent | 2022 |
Appreciation: Market value has risen +671.5% from $2,000 (2021) to $15,430 (2025), a CAGR of 66.7% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.2754% in 2025 (+0.0927% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $109. Leander ISD is the largest single contributor, at 47.8% of the total 2025 levy.
Assessment Gap: Assessed value ($4,800) is $10,630 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 ($15,430 land vs $0 improvements), about $0/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 $15,430, this parcel sits in the bottom quartile (<25th 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 +50.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $119,042 by 2031, with an estimated annual tax burden around $2,329. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $429.20 in unpaid taxes since 2022. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +2 |
| Travis County | 0.3444% | 0.3758% | +2 |
| Travis Central Health | 0.1080% | 0.1180% | +0 |
| River Place Limited District | 0.0645% | 0.0672% | +0 |
| Austin Community College | 0.1013% | 0.1034% | +0 |
| Leander ISD | 1.0869% | 1.0869% | +0 |
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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $52.17 | $— | $52.17 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $25.15 | $— | $25.15 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $18.04 | $— | $18.04 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5.67 | $— | $5.67 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4.96 | $— | $4.96 |
| L8P River Place Limited District | 0.0786% | 0.0716% | 0.0670% | 0.0645% | 0.0672% | +0.0027% | $3.23 | $— | $3.23 |
| Combined Rate | 2.5306% | 2.3245% | 2.1254% | 2.1827% | 2.2754% | +0.0927% | $109.22 | $0.00 | $109.22 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $52.17 | 47.8% |
| CAT City of Austin | 0.5240% | $25.15 | 23.0% |
| TCO Travis County | 0.3758% | $18.04 | 16.5% |
| THD Travis Central Health | 0.1180% | $5.67 | 5.2% |
| ACT Austin Community College | 0.1034% | $4.96 | 4.5% |
| L8P River Place Limited District | 0.0672% | $3.23 | 3.0% |
| Total | 2.2754% | $109.22 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $15,430 | $15,430 | +0.0% |
| Assessed Value | $5,760 | $4,800 | +20.0% |
| Land Value | $15,430 | $15,430 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $5,760 | $4,800 | +20.0% |
| HS Cap Loss | -$9,670 | — | |
| Total Tax 2026 = estimate |
~$131
Estimated
|
$109 | ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $15,430 | $15,430 | — | −$9,670 | $5,760 | $5,760 | Not yet — post-cert | Preliminary |
| 2025 | $15,430 | $15,430 | — | −$10,630 | $4,800 | $4,800 | $109 | Verified |
| 2024 | $4,000 | $4,000 | — | — | $4,000 | $4,000 | $87 | Verified |
| 2023 | $4,000 | $4,000 | — | — | $4,000 | $4,000 | $85 | Verified |
| 2022 | $2,000 | $2,000 | — | — | $2,000 | $2,000 | $46 | Verified |
| 2021 | $2,000 | $2,000 | — | — | $2,000 | $2,000 | $51 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 37.3% | Not available | Partial |
| 2025 | +285.8% ! | +20.0% | 31.1% | 0.7100% | Verified |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +100.0% ! | +100.0% | ~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): +671.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +77.2% | +50.5% | +285.8% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 37.3% | 78.1% | — | 100.0% | 2021 | 31.1% | 2025 |
| Effective Tax Rate (2025) | 0.7100% | 0.7100% | — | 0.7100% | 2025 | 0.7100% | 2025 |
| Tax Amount | $109 | $76 | ~$1,257 | $109 | 2025 | $46 | 2022 |
Market value changed by 100% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$23,218 | ~$23,218 | ~2.2116% | ~$513 | +50.5% |
| 2028 | ~$34,938 | ~$34,938 | ~2.1478% | ~$750 | +126.4% |
| 2029 | ~$52,574 | ~$52,574 | ~2.0840% | ~$1,096 | +240.7% |
| 2030 | ~$79,111 | ~$79,111 | ~2.0202% | ~$1,598 | +412.7% |
| 2031 | ~$119,042 | ~$119,042 | ~1.9564% | ~$2,329 | +671.5% |
| 2027 | ~$22,910 | ~$22,910 | ~2.2754% | ~$521 | +48.5% |
| 2028 | ~$34,016 | ~$34,016 | ~2.2754% | ~$774 | +120.5% |
| 2029 | ~$50,505 | ~$50,505 | ~2.2754% | ~$1,149 | +227.3% |
| 2030 | ~$74,988 | ~$74,988 | ~2.2754% | ~$1,706 | +386.0% |
| 2031 | ~$111,339 | ~$111,339 | ~2.2754% | ~$2,533 | +621.6% |
| 2027 | ~$23,527 | ~$23,527 | ~2.1797% | ~$513 | +52.5% |
| 2028 | ~$35,873 | ~$35,873 | ~2.0840% | ~$748 | +132.5% |
| 2029 | ~$54,698 | ~$54,698 | ~1.9883% | ~$1,088 | +254.5% |
| 2030 | ~$83,401 | ~$83,401 | ~1.8926% | ~$1,578 | +440.5% |
| 2031 | ~$127,167 | ~$127,167 | ~1.7969% | ~$2,285 | +724.2% |
In 2025, this property's market value of $15,430 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -82% below 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 | $15,430 | $24,862 | $84,423 | $362,804 | ↓ Bottom 25% | +2.1% |
| 2024 | $4,000 | $23,000 | $66,000 | $328,966 | ↓ Bottom 25% | +0.0% |
| 2023 | $4,000 | $24,692 | $71,500 | $270,000 | ↓ Bottom 25% | +0.0% |
| 2022 | $2,000 | $15,000 | $55,000 | $180,000 | ↓ Bottom 25% | +100.0% |
| 2021 | $2,000 | $8,000 | $22,000 | $81,900 | ↓ Bottom 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 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |