VERGARI DR 78669
| Owner | ESCHWEILER ROBERT J & |
|---|---|
| Parcel ID | 0147950202 |
| Short ID | 987547 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 64,567 SF |
| Acres | 1.482 |
| Year Built | — |
| Legal | TRAVIS CLUB PHS 1 BLK A LOT 177 |
| Neighborhood | Q23000 |
| Land | $84,740 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $84,740 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $84,740 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $84,740 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $84,740 |
| Taxable Value | $84,740 |
|---|
Appreciation: Market value has risen +13.0% from $75,000 (2024) to $84,740 (2025), a CAGR of 13.0% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 +27.9%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,444. Lake Travis ISD is the largest single contributor, at 61.0% 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 ($84,740 land vs $0 improvements), about $1/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 $84,740, 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 +305.4% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,348,759,715 by 2031, with an estimated annual tax burden around $19,945,971. 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% | $881.04 | $881.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $318.49 | $318.49 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $100.01 | $100.01 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $78.82 | $78.82 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $65.67 | $65.67 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $1,444.03 | $1,444.03 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $881.04 | 61.0% |
| TCO Travis County | 0.3758% | $318.49 | 22.1% |
| THD Travis Central Health | 0.1180% | $100.01 | 6.9% |
| E08 Travis County ESD # 08 | 0.0930% | $78.82 | 5.5% |
| E16 Travis County ESD # 16 | 0.0775% | $65.67 | 4.5% |
| Total | 1.7041% | $1,444.03 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,232,365 | $84,740 | +1354.3% |
| Assessed Value | $1,232,365 | $84,740 | +1354.3% |
| Land Value | $1,232,365 | $84,740 | +1354.3% |
| Improvement Value | — | — | — |
| Taxable Value | $1,232,365 | $84,740 | +1354.3% |
| Total Tax 2026 = estimate |
~$21,001
Estimated
|
~$1,444
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,232,365 | $1,232,365 | — | — | $1,232,365 | $1,232,365 | Not yet — post-cert | Preliminary |
| 2025 | $84,740 | $84,740 | — | — | $84,740 | $84,740 | ~$1,444 | Partial |
| 2024 | $75,000 | $75,000 | — | — | $75,000 | $75,000 | $1,257 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1354.3% ! | +1354.3% | ~100% | Not available | Partial |
| 2025 | +13.0% | +13.0% | ~100% | Not available | Partial |
| 2024 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1354.3% | +683.6% | +305.4% | +1354.3% | 2026 | +13.0% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2024 | 100.0% | 2024 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,444 | $1,351 | ~$5,342,797 | $1,444 | 2025 | $1,257 | 2024 |
Market value changed by 1354% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$4,995,494 | ~$4,995,494 | ~1.6590% | ~$82,877 | +305.4% |
| 2028 | ~$20,249,647 | ~$20,249,647 | ~1.6140% | ~$326,826 | +1543.2% |
| 2029 | ~$82,083,619 | ~$82,083,619 | ~1.5689% | ~$1,287,839 | +6560.7% |
| 2030 | ~$332,732,743 | ~$332,732,743 | ~1.5239% | ~$5,070,471 | +26899.5% |
| 2031 | ~$1,348,759,715 | ~$1,348,759,715 | ~1.4788% | ~$19,945,971 | +109344.8% |
| 2027 | ~$4,970,846 | ~$4,970,846 | ~1.7041% | ~$84,707 | +303.4% |
| 2028 | ~$20,050,320 | ~$20,050,320 | ~1.7041% | ~$341,674 | +1527.0% |
| 2029 | ~$80,874,625 | ~$80,874,625 | ~1.7041% | ~$1,378,171 | +6462.6% |
| 2030 | ~$326,214,493 | ~$326,214,493 | ~1.7041% | ~$5,558,966 | +26370.6% |
| 2031 | ~$1,315,813,160 | ~$1,315,813,160 | ~1.7041% | ~$22,422,548 | +106671.4% |
| 2027 | ~$5,020,141 | ~$5,020,141 | ~1.6365% | ~$82,155 | +307.4% |
| 2028 | ~$20,449,959 | ~$20,449,959 | ~1.5689% | ~$320,847 | +1559.4% |
| 2029 | ~$83,304,602 | ~$83,304,602 | ~1.5014% | ~$1,250,704 | +6659.7% |
| 2030 | ~$339,348,191 | ~$339,348,191 | ~1.4338% | ~$4,865,537 | +27436.3% |
| 2031 | ~$1,382,362,948 | ~$1,382,362,948 | ~1.3662% | ~$18,886,057 | +112071.6% |
In 2025, this property's market value of $84,740 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +0% above 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 | $84,740 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $75,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 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 | 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 | 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 | — |