VERGARI CV 78669
| Owner | DRECATEX LLC |
|---|---|
| Parcel ID | 0147950209 |
| Short ID | 987554 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 92,150 SF |
| Acres | 2.115 |
| Year Built | — |
| Legal | TRAVIS CLUB PHS 1 BLK A LOT 171 |
| Neighborhood | Q23000 |
| Land | $94,797 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $94,797 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $94,797 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $94,797 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $94,797 |
| Taxable Value | $94,797 |
|---|
| Total Due | $1,857.73 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +1.1% from $93,750 (2024) to $94,797 (2025), a CAGR of 1.1% over 1 year. Growth has been relatively flat for this asset class. 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 $1,615. 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 ($94,797 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 $94,797, 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 +274.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $972,493,355 by 2031, with an estimated annual tax burden around $14,381,601. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $1,857.73 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +30 |
| Lake Travis ISD | 1.0656% | 1.0397% | -25 |
| Travis Central Health | 0.1080% | 0.1180% | +10 |
| Travis County ESD # 08 | 0.0830% | 0.0930% | +9 |
| Travis County ESD # 16 | 0.0750% | 0.0775% | +2 |
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% | $985.60 | $— | $985.60 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $356.29 | $— | $356.29 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $111.88 | $— | $111.88 |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $88.18 | $— | $88.18 |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $73.47 | $— | $73.47 |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $1,615.42 | $0.00 | $1,615.42 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $985.60 | 61.0% |
| TCO Travis County | 0.3758% | $356.29 | 22.1% |
| THD Travis Central Health | 0.1180% | $111.88 | 6.9% |
| E08 Travis County ESD # 08 | 0.0930% | $88.18 | 5.5% |
| E16 Travis County ESD # 16 | 0.0775% | $73.47 | 4.5% |
| Total | 1.7041% | $1,615.42 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,316,363 | $94,797 | +1288.6% |
| Assessed Value | $1,316,363 | $94,797 | +1288.6% |
| Land Value | $1,316,363 | $94,797 | +1288.6% |
| Improvement Value | — | — | — |
| Taxable Value | $1,316,363 | $94,797 | +1288.6% |
| Total Tax 2026 = estimate |
~$22,432
Estimated
|
$1,615 | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,316,363 | $1,316,363 | — | — | $1,316,363 | $1,316,363 | Not yet — post-cert | Preliminary |
| 2025 | $94,797 | $94,797 | — | — | $94,797 | $94,797 | $1,615 | Verified |
| 2024 | $93,750 | $93,750 | — | — | $93,750 | $93,750 | $1,571 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1288.6% ! | +1288.6% | ~100% | Not available | Partial |
| 2025 | +1.1% | +1.1% | ~100% | 1.7000% | Verified |
| 2024 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1288.6% | +644.8% | +274.7% | +1288.6% | 2026 | +1.1% | 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 | $1,615 | $1,593 | ~$3,960,663 | $1,615 | 2025 | $1,571 | 2024 |
Market value changed by 1289% in 2026, 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 | ~$4,932,622 | ~$4,932,622 | ~1.6590% | ~$81,834 | +274.7% |
| 2028 | ~$18,483,323 | ~$18,483,323 | ~1.6140% | ~$298,318 | +1304.1% |
| 2029 | ~$69,259,963 | ~$69,259,963 | ~1.5689% | ~$1,086,644 | +5161.5% |
| 2030 | ~$259,528,136 | ~$259,528,136 | ~1.5239% | ~$3,954,916 | +19615.5% |
| 2031 | ~$972,493,355 | ~$972,493,355 | ~1.4788% | ~$14,381,601 | +73777.3% |
| 2027 | ~$4,906,295 | ~$4,906,295 | ~1.7041% | ~$83,607 | +272.7% |
| 2028 | ~$18,286,545 | ~$18,286,545 | ~1.7041% | ~$311,618 | +1289.2% |
| 2029 | ~$68,156,872 | ~$68,156,872 | ~1.7041% | ~$1,161,450 | +5077.7% |
| 2030 | ~$254,031,541 | ~$254,031,541 | ~1.7041% | ~$4,328,908 | +19198.0% |
| 2031 | ~$946,816,107 | ~$946,816,107 | ~1.7041% | ~$16,134,532 | +71826.7% |
| 2027 | ~$4,958,950 | ~$4,958,950 | ~1.6365% | ~$81,154 | +276.7% |
| 2028 | ~$18,681,155 | ~$18,681,155 | ~1.5689% | ~$293,095 | +1319.1% |
| 2029 | ~$70,374,892 | ~$70,374,892 | ~1.5014% | ~$1,056,582 | +5246.2% |
| 2030 | ~$265,113,451 | ~$265,113,451 | ~1.4338% | ~$3,801,167 | +20039.8% |
| 2031 | ~$998,724,691 | ~$998,724,691 | ~1.3662% | ~$13,644,732 | +75770.0% |
In 2025, this property's market value of $94,797 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +12% 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 | $94,797 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $93,750 | $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 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 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 | — |