116 SAILFISH TX 78734
| Owner | BIG BEAUTIFUL TRUST |
|---|---|
| Parcel ID | 0143780307 |
| Short ID | 144417 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 12,625 SF |
| Acres | 0.290 |
| Year Built | — |
| Legal | LOT 18 LAKEWAY SEC 1 |
| Neighborhood | R3000 |
| Land | $454,063 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $454,063 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $454,063 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $454,063 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $454,063 |
| Taxable Value | $454,063 |
|---|
Appreciation: Market value has risen +152.3% from $180,000 (2021) to $454,063 (2025), a CAGR of 26.0% 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 $8,144. 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 ($454,063 land vs $0 improvements), about $36/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 $454,063, 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 +20.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,145,407 by 2031, with an estimated annual tax burden around $18,251. 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% | $4,678.65 | $4,678.65 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,691.30 | $1,691.30 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $763.38 | $763.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $531.10 | $531.10 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $406.80 | $406.80 | Paid |
| Combined Rate | 1.9538% | 1.8447% | 1.7065% | 1.7654% | 1.7936% | +0.0282% | $8,071.23 | $8,071.23 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $4,678.65 | 58.0% |
| TCO Travis County | 0.3758% | $1,691.30 | 21.0% |
| CLW City of Lakeway | 0.1696% | $763.38 | 9.5% |
| THD Travis Central Health | 0.1180% | $531.10 | 6.6% |
| E06 Travis County ESD # 06 | 0.0904% | $406.80 | 5.0% |
| Total | 1.7936% | $8,071.23 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $454,063 | $454,063 | +0.0% |
| Assessed Value | $454,063 | $454,063 | +0.0% |
| Land Value | $454,063 | $454,063 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $454,063 | $454,063 | +0.0% |
| Total Tax 2026 = estimate |
~$8,144
Estimated
|
~$8,071
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $454,063 | $454,063 | — | — | $454,063 | $454,063 | Not yet — post-cert | Preliminary |
| 2025 | $454,063 | $454,063 | — | — | $454,063 | $454,063 | ~$8,071 | Partial |
| 2024 | $450,000 | $450,000 | — | — | $450,000 | $450,000 | $7,944 | Verified |
| 2023 | $450,000 | $450,000 | — | — | $450,000 | $450,000 | $7,679 | Verified |
| 2022 | $450,000 | $450,000 | — | — | $450,000 | $450,000 | $8,301 | Verified |
| 2021 | $180,000 | $180,000 | — | — | $180,000 | $180,000 | $3,517 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.9% | +0.9% | ~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 | +150.0% ! | +150.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +152.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +30.2% | +20.3% | +150.0% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.7800% | 1.7800% | — | 1.7800% | 2025 | 1.7800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,071 | $7,103 | ~$13,577 | $8,301 | 2022 | $3,517 | 2021 |
Market value changed by 150% 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 | ~$546,367 | ~$546,367 | ~1.7536% | ~$9,581 | +20.3% |
| 2028 | ~$657,436 | ~$657,436 | ~1.7135% | ~$11,265 | +44.8% |
| 2029 | ~$791,083 | ~$791,083 | ~1.6735% | ~$13,239 | +74.2% |
| 2030 | ~$951,899 | ~$951,899 | ~1.6334% | ~$15,549 | +109.6% |
| 2031 | ~$1,145,407 | ~$1,145,407 | ~1.5934% | ~$18,251 | +152.3% |
| 2027 | ~$537,286 | ~$537,286 | ~1.7936% | ~$9,637 | +18.3% |
| 2028 | ~$635,763 | ~$635,763 | ~1.7936% | ~$11,403 | +40.0% |
| 2029 | ~$752,289 | ~$752,289 | ~1.7936% | ~$13,493 | +65.7% |
| 2030 | ~$890,173 | ~$890,173 | ~1.7936% | ~$15,966 | +96.0% |
| 2031 | ~$1,053,329 | ~$1,053,329 | ~1.7936% | ~$18,893 | +132.0% |
| 2027 | ~$555,449 | ~$555,449 | ~1.7335% | ~$9,629 | +22.3% |
| 2028 | ~$679,472 | ~$679,472 | ~1.6735% | ~$11,371 | +49.6% |
| 2029 | ~$831,189 | ~$831,189 | ~1.6134% | ~$13,411 | +83.1% |
| 2030 | ~$1,016,781 | ~$1,016,781 | ~1.5533% | ~$15,794 | +123.9% |
| 2031 | ~$1,243,814 | ~$1,243,814 | ~1.4933% | ~$18,574 | +173.9% |
In 2025, this property's market value of $454,063 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $454,063 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $450,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $450,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $450,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $180,000 | $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 | — |