VERGARI DR 78669
| Owner | HOWLAND JEREMY W & ERIN E HOWLAND |
|---|---|
| Parcel ID | 0147950203 |
| Short ID | 987548 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 78,288 SF |
| Acres | 1.797 |
| Year Built | — |
| Legal | TRAVIS CLUB PHS 1 BLK A LOT 176 |
| Neighborhood | Q23000 |
| Land | $91,102 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $91,102 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $91,102 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $91,102 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,102 |
| Net Appraised (assessed) | $90,000 |
| Taxable Value | $90,000 |
|---|
Appreciation: Market value has risen +21.5% from $75,000 (2024) to $91,102 (2025), a CAGR of 21.5% 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 $1,534. Lake Travis ISD is the largest single contributor, at 61.0% of the total 2025 levy.
Assessment Gap: Assessed value ($90,000) is $1,102 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 ($91,102 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 $91,102, 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 +313.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,537,749,827 by 2031, with an estimated annual tax burden around $22,740,829. 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% | $947.19 | $947.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $342.40 | $342.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $107.52 | $107.52 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $84.74 | $84.74 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $70.60 | $70.60 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $1,552.45 | $1,552.45 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $947.19 | 61.0% |
| TCO Travis County | 0.3758% | $342.40 | 22.1% |
| THD Travis Central Health | 0.1180% | $107.52 | 6.9% |
| E08 Travis County ESD # 08 | 0.0930% | $84.74 | 5.5% |
| E16 Travis County ESD # 16 | 0.0775% | $70.60 | 4.5% |
| Total | 1.7041% | $1,552.45 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,279,414 | $91,102 | +1304.4% |
| Assessed Value | $1,279,414 | $90,000 | +1321.6% |
| Land Value | $1,279,414 | $91,102 | +1304.4% |
| Improvement Value | — | — | — |
| Taxable Value | $1,279,414 | $90,000 | +1321.6% |
| Total Tax 2026 = estimate |
~$21,802
Estimated
|
~$1,552
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,279,414 | $1,279,414 | — | — | $1,279,414 | $1,279,414 | Not yet — post-cert | Preliminary |
| 2025 | $91,102 | $91,102 | — | −$1,102 | $90,000 | $90,000 | ~$1,552 | 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 | +1304.4% ! | +1321.6% | ~100% | Not available | Partial |
| 2025 | +21.5% | +20.0% | 98.8% | Not available | Partial |
| 2024 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1304.4% | +663.0% | +313.0% | +1304.4% | 2026 | +21.5% | 2025 |
| Assessment Ratio | 100.0% | 99.6% | — | 100.0% | 2024 | 98.8% | 2025 |
| 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 |
$1,552 | $1,405 | ~$6,053,743 | $1,552 | 2025 | $1,257 | 2024 |
Market value changed by 1304% 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 | ~$5,284,282 | ~$5,284,282 | ~1.6590% | ~$87,668 | +313.0% |
| 2028 | ~$21,825,336 | ~$21,825,336 | ~1.6140% | ~$352,258 | +1605.9% |
| 2029 | ~$90,143,798 | ~$90,143,798 | ~1.5689% | ~$1,414,298 | +6945.7% |
| 2030 | ~$372,315,202 | ~$372,315,202 | ~1.5239% | ~$5,673,663 | +29000.4% |
| 2031 | ~$1,537,749,827 | ~$1,537,749,827 | ~1.4788% | ~$22,740,829 | +120091.7% |
| 2027 | ~$5,258,694 | ~$5,258,694 | ~1.7041% | ~$89,613 | +311.0% |
| 2028 | ~$21,614,476 | ~$21,614,476 | ~1.7041% | ~$368,329 | +1589.4% |
| 2029 | ~$88,840,609 | ~$88,840,609 | ~1.7041% | ~$1,513,918 | +6843.9% |
| 2030 | ~$365,155,910 | ~$365,155,910 | ~1.7041% | ~$6,222,560 | +28440.9% |
| 2031 | ~$1,500,877,140 | ~$1,500,877,140 | ~1.7041% | ~$25,576,192 | +117209.7% |
| 2027 | ~$5,309,871 | ~$5,309,871 | ~1.6365% | ~$86,897 | +315.0% |
| 2028 | ~$22,037,219 | ~$22,037,219 | ~1.5689% | ~$345,750 | +1622.4% |
| 2029 | ~$91,459,669 | ~$91,459,669 | ~1.5014% | ~$1,373,141 | +7048.6% |
| 2030 | ~$379,579,256 | ~$379,579,256 | ~1.4338% | ~$5,442,366 | +29568.2% |
| 2031 | ~$1,575,343,673 | ~$1,575,343,673 | ~1.3662% | ~$21,522,589 | +123030.1% |
In 2025, this property's market value of $91,102 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +8% 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 | $91,102 | $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 | — |