CLARA VAN TX 78734
| Owner | CLARA VAN PROPERTIES LLC |
|---|---|
| Parcel ID | 0143700901 |
| Short ID | 143853 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 25,282 SF |
| Acres | 0.580 |
| Year Built | — |
| Legal | LOT 22 BAR S RANCH SUBD NO 2 |
| Neighborhood | R2000WF |
| Land | $648,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $648,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $648,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $648,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$181,440 |
| Net Appraised (assessed) | $466,560 |
| Taxable Value | $466,560 |
|---|
Appreciation: Market value has risen +172.7% from $237,600 (2021) to $648,000 (2025), a CAGR of 28.5% 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 5 taxing entities is 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,838. Lake Travis ISD is the largest single contributor, at 61.9% of the total 2025 levy.
Assessment Gap: Assessed value ($466,560) is $181,440 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 ($648,000 land vs $0 improvements), about $26/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 $648,000, 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 +22.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,767,273 by 2031, with an estimated annual tax burden around $25,799. 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% | $4,850.82 | $4,850.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,753.54 | $1,753.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $550.65 | $550.65 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $421.77 | $421.77 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $261.27 | $261.27 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $7,838.05 | $7,838.05 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $4,850.82 | 61.9% |
| TCO Travis County | 0.3758% | $1,753.54 | 22.4% |
| THD Travis Central Health | 0.1180% | $550.65 | 7.0% |
| E06 Travis County ESD # 06 | 0.0904% | $421.77 | 5.4% |
| W17 WCID # 17 | 0.0560% | $261.27 | 3.3% |
| Total | 1.6800% | $7,838.05 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $648,000 | $648,000 | +0.0% |
| Assessed Value | $559,872 | $466,560 | +20.0% |
| Land Value | $648,000 | $648,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $559,872 | $466,560 | +20.0% |
| HS Cap Loss | -$88,128 | — | |
| Total Tax 2026 = estimate |
~$9,406
Estimated
|
~$7,838
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $648,000 | $648,000 | — | −$88,128 | $559,872 | $559,872 | Not yet — post-cert | Preliminary |
| 2025 | $648,000 | $648,000 | — | −$181,440 | $466,560 | $466,560 | ~$7,838 | Partial |
| 2024 | $648,000 | $648,000 | — | −$259,200 | $388,800 | $388,800 | $6,450 | Verified |
| 2023 | $324,000 | $324,000 | — | — | $324,000 | $324,000 | $5,235 | Verified |
| 2022 | $324,000 | $324,000 | — | — | $324,000 | $324,000 | $5,735 | Verified |
| 2021 | $237,600 | $237,600 | — | — | $237,600 | $237,600 | $4,410 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 86.4% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 72.0% | Not available | Partial |
| 2024 | +100.0% ! | +20.0% | 60.0% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +36.4% | +36.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +172.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +27.3% | +22.2% | +100.0% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 86.4% | 86.4% | — | 100.0% | 2021 | 60.0% | 2024 |
| Effective Tax Rate (2025) | 1.2100% | 1.2100% | — | 1.2100% | 2025 | 1.2100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,838 | $5,934 | ~$18,845 | $7,838 | 2025 | $4,410 | 2021 |
Market value changed by 100% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$791,992 | ~$791,992 | ~1.6359% | ~$12,957 | +22.2% |
| 2028 | ~$967,980 | ~$967,980 | ~1.5919% | ~$15,409 | +49.4% |
| 2029 | ~$1,183,075 | ~$1,183,075 | ~1.5479% | ~$18,313 | +82.6% |
| 2030 | ~$1,445,965 | ~$1,445,965 | ~1.5039% | ~$21,745 | +123.1% |
| 2031 | ~$1,767,273 | ~$1,767,273 | ~1.4598% | ~$25,799 | +172.7% |
| 2027 | ~$779,032 | ~$779,032 | ~1.6800% | ~$13,087 | +20.2% |
| 2028 | ~$936,560 | ~$936,560 | ~1.6800% | ~$15,734 | +44.5% |
| 2029 | ~$1,125,941 | ~$1,125,941 | ~1.6800% | ~$18,915 | +73.8% |
| 2030 | ~$1,353,617 | ~$1,353,617 | ~1.6800% | ~$22,740 | +108.9% |
| 2031 | ~$1,627,332 | ~$1,627,332 | ~1.6800% | ~$27,339 | +151.1% |
| 2027 | ~$804,952 | ~$804,952 | ~1.6139% | ~$12,991 | +24.2% |
| 2028 | ~$999,919 | ~$999,919 | ~1.5479% | ~$15,478 | +54.3% |
| 2029 | ~$1,242,109 | ~$1,242,109 | ~1.4818% | ~$18,406 | +91.7% |
| 2030 | ~$1,542,960 | ~$1,542,960 | ~1.4158% | ~$21,845 | +138.1% |
| 2031 | ~$1,916,680 | ~$1,916,680 | ~1.3498% | ~$25,871 | +195.8% |
In 2025, this property's market value of $648,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 8× 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 | $648,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $648,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $324,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $324,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $237,600 | $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 | — |