1108 WATERCLIFFE DR TX 78645
| Owner | GIDDENS JAMES & KAREN GIDDENS |
|---|---|
| Parcel ID | 0152780109 |
| Short ID | 542652 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 51,018 SF |
| Acres | 1.171 |
| Year Built | — |
| Legal | LOT 27 BLK A WATERFORD ON LAKE TRAVIS SEC 3A |
| Neighborhood | S05WF |
| Land | $1,300,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,300,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $900,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $900,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $900,000 |
| Taxable Value | $900,000 |
|---|
Appreciation: Market value has risen +233.3% from $270,000 (2021) to $900,000 (2025), a CAGR of 35.1% 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 $15,397. 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 144% of market value ($1,300,000 land vs $0 improvements), about $25/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 $900,000, 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 $925,926 by 2031, with an estimated annual tax burden around $13,983. 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% | $9,152.10 | $9,152.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,382.61 | $3,382.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,062.21 | $1,062.21 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $900.00 | $900.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $899.70 | $899.70 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $15,396.62 | $15,396.62 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $9,152.10 | 59.4% |
| TCO Travis County | 0.3758% | $3,382.61 | 22.0% |
| THD Travis Central Health | 0.1180% | $1,062.21 | 6.9% |
| E01 Travis County ESD # 01 | 0.1000% | $900.00 | 5.8% |
| E07 Travis County ESD # 07 | 0.1000% | $899.70 | 5.8% |
| Total | 1.7107% | $15,396.62 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $500,000 | $900,000 | -44.4% |
| Assessed Value | $500,000 | $900,000 | -44.4% |
| Land Value | $500,000 | $1,300,000 | -61.5% |
| Improvement Value | — | — | — |
| Taxable Value | $500,000 | $900,000 | -44.4% |
| Total Tax 2026 = estimate |
~$8,554
Estimated
|
~$15,397
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $500,000 | $500,000 | — | — | $500,000 | $500,000 | Not yet — post-cert | Preliminary |
| 2025 | $900,000 | $1,300,000 | — | — | $900,000 | $900,000 | ~$15,397 | Partial |
| 2024 | $900,000 | $1,300,000 | — | — | $900,000 | $900,000 | $14,943 | Verified |
| 2023 | $900,000 | $900,000 | — | — | $900,000 | $900,000 | $14,479 | Verified |
| 2022 | $720,000 | $720,000 | — | — | $720,000 | $720,000 | $12,815 | Verified |
| 2021 | $270,000 | $270,000 | — | — | $270,000 | $270,000 | $5,052 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -44.4% | -44.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 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): +233.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -44.4% | +29.5% | +13.1% | +166.7% | 2022 | -44.4% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$15,397 | $12,537 | ~$11,612 | $15,397 | 2025 | $5,052 | 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 | ~$565,576 | ~$565,576 | ~1.6706% | ~$9,449 | +13.1% |
| 2028 | ~$639,753 | ~$639,753 | ~1.6305% | ~$10,431 | +28.0% |
| 2029 | ~$723,659 | ~$723,659 | ~1.5904% | ~$11,509 | +44.7% |
| 2030 | ~$818,568 | ~$818,568 | ~1.5503% | ~$12,690 | +63.7% |
| 2031 | ~$925,926 | ~$925,926 | ~1.5102% | ~$13,983 | +85.2% |
| 2027 | ~$555,576 | ~$555,576 | ~1.7107% | ~$9,504 | +11.1% |
| 2028 | ~$617,330 | ~$617,330 | ~1.7107% | ~$10,561 | +23.5% |
| 2029 | ~$685,948 | ~$685,948 | ~1.7107% | ~$11,735 | +37.2% |
| 2030 | ~$762,193 | ~$762,193 | ~1.7107% | ~$13,039 | +52.4% |
| 2031 | ~$846,913 | ~$846,913 | ~1.7107% | ~$14,488 | +69.4% |
| 2027 | ~$575,576 | ~$575,576 | ~1.6506% | ~$9,500 | +15.1% |
| 2028 | ~$662,576 | ~$662,576 | ~1.5904% | ~$10,538 | +32.5% |
| 2029 | ~$762,727 | ~$762,727 | ~1.5302% | ~$11,672 | +52.5% |
| 2030 | ~$878,015 | ~$878,015 | ~1.4701% | ~$12,907 | +75.6% |
| 2031 | ~$1,010,729 | ~$1,010,729 | ~1.4099% | ~$14,250 | +102.1% |
In 2025, this property's market value of $900,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $900,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $900,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $900,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $720,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $270,000 | $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 | — |