1209 OSPREY RIDGE LOOP TX 78645
| Owner | GUILLORY STANFORD S |
|---|---|
| Parcel ID | 0152760125 |
| Short ID | 475015 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 32,025 SF |
| Acres | 0.735 |
| Year Built | — |
| Legal | LOT 72 BLK A WATERFORD ON LAKE TRAVIS SEC 2 |
| Neighborhood | S05WF |
| Land | $579,150 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $579,150 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $400,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $400,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $400,000 |
| Taxable Value | $400,000 |
|---|
Appreciation: Market value has risen +232.5% from $120,285 (2021) to $400,000 (2025), a CAGR of 35.0% 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 1.7107% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,843. Lago Vista ISD is the largest single contributor, at 59.4% 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 145% of market value ($579,150 land vs $0 improvements), about $18/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 $400,000, 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 +13.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $412,500 by 2031, with an estimated annual tax burden around $6,229. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $4,067.60 | $4,067.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,503.38 | $1,503.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $472.09 | $472.09 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $400.00 | $400.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $399.87 | $399.87 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $6,842.94 | $6,842.94 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $4,067.60 | 59.4% |
| TCO Travis County | 0.3758% | $1,503.38 | 22.0% |
| THD Travis Central Health | 0.1180% | $472.09 | 6.9% |
| E01 Travis County ESD # 01 | 0.1000% | $400.00 | 5.8% |
| E07 Travis County ESD # 07 | 0.1000% | $399.87 | 5.8% |
| Total | 1.7107% | $6,842.94 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $222,750 | $400,000 | -44.3% |
| Assessed Value | $222,750 | $400,000 | -44.3% |
| Land Value | $222,750 | $579,150 | -61.5% |
| Improvement Value | — | — | — |
| Taxable Value | $222,750 | $400,000 | -44.3% |
| Total Tax 2026 = estimate |
~$3,811
Estimated
|
~$6,843
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $222,750 | $222,750 | — | — | $222,750 | $222,750 | Not yet — post-cert | Preliminary |
| 2025 | $400,000 | $579,150 | — | — | $400,000 | $400,000 | ~$6,843 | Partial |
| 2024 | $579,150 | $579,150 | — | −$98,010 | $481,140 | $481,140 | $7,988 | Verified |
| 2023 | $400,950 | $400,950 | — | — | $400,950 | $400,950 | $6,450 | Verified |
| 2022 | $320,760 | $320,760 | — | — | $320,760 | $320,760 | $5,709 | Verified |
| 2021 | $120,285 | $120,285 | — | — | $120,285 | $120,285 | $2,251 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -44.3% | -44.3% | ~100% | Not available | Partial |
| 2025 | -30.9% | -16.9% | ~100% | Not available | Partial |
| 2024 | +44.4% | +20.0% | 83.1% | No billing data | Verified |
| 2023 | +25.0% | +25.0% | ~100% | No billing data | Verified |
| 2022 | +166.7% ! | +166.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +232.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -44.3% | +32.2% | +13.1% | +166.7% | 2022 | -44.3% | 2026 |
| Assessment Ratio | 100.0% | 97.2% | — | 100.0% | 2021 | 83.1% | 2024 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,843 | $5,848 | ~$5,173 | $7,988 | 2024 | $2,251 | 2021 |
Market value changed by 167% 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 | ~$251,964 | ~$251,964 | ~1.6706% | ~$4,209 | +13.1% |
| 2028 | ~$285,010 | ~$285,010 | ~1.6305% | ~$4,647 | +28.0% |
| 2029 | ~$322,390 | ~$322,390 | ~1.5904% | ~$5,127 | +44.7% |
| 2030 | ~$364,672 | ~$364,672 | ~1.5503% | ~$5,653 | +63.7% |
| 2031 | ~$412,500 | ~$412,500 | ~1.5102% | ~$6,229 | +85.2% |
| 2027 | ~$247,509 | ~$247,509 | ~1.7107% | ~$4,234 | +11.1% |
| 2028 | ~$275,021 | ~$275,021 | ~1.7107% | ~$4,705 | +23.5% |
| 2029 | ~$305,590 | ~$305,590 | ~1.7107% | ~$5,228 | +37.2% |
| 2030 | ~$339,557 | ~$339,557 | ~1.7107% | ~$5,809 | +52.4% |
| 2031 | ~$377,300 | ~$377,300 | ~1.7107% | ~$6,455 | +69.4% |
| 2027 | ~$256,419 | ~$256,419 | ~1.6506% | ~$4,232 | +15.1% |
| 2028 | ~$295,178 | ~$295,178 | ~1.5904% | ~$4,695 | +32.5% |
| 2029 | ~$339,795 | ~$339,795 | ~1.5302% | ~$5,200 | +52.5% |
| 2030 | ~$391,156 | ~$391,156 | ~1.4701% | ~$5,750 | +75.6% |
| 2031 | ~$450,280 | ~$450,280 | ~1.4099% | ~$6,349 | +102.1% |
In 2025, this property's market value of $400,000 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 | $400,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $579,150 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $400,950 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $320,760 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $120,285 | $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 | — |