1004 WATERCLIFFE DR TX 78645
| Owner | TADIKONDA LAKSHMI |
|---|---|
| Parcel ID | 0152800109 |
| Short ID | 755390 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 53,287 SF |
| Acres | 1.223 |
| Year Built | — |
| Legal | LOT 32 BLK A WATERFORD ON LAKE TRAVIS SEC 3C |
| Neighborhood | S05WF |
| Land | $1,482,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,482,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $800,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $800,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $800,000 |
| Taxable Value | $800,000 |
|---|
Appreciation: Market value has risen +162.2% from $305,100 (2021) to $800,000 (2025), a CAGR of 27.3% 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 $13,686. 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 185% of market value ($1,482,000 land vs $0 improvements), about $28/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 $800,000, 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 +13.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,064,897 by 2031, with an estimated annual tax burden around $16,082. 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% | $8,135.20 | $8,135.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,006.76 | $3,006.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $944.18 | $944.18 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $800.00 | $800.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $799.74 | $799.74 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $13,685.88 | $13,685.88 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $8,135.20 | 59.4% |
| TCO Travis County | 0.3758% | $3,006.76 | 22.0% |
| THD Travis Central Health | 0.1180% | $944.18 | 6.9% |
| E01 Travis County ESD # 01 | 0.1000% | $800.00 | 5.8% |
| E07 Travis County ESD # 07 | 0.1000% | $799.74 | 5.8% |
| Total | 1.7107% | $13,685.88 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $570,000 | $800,000 | -28.7% |
| Assessed Value | $570,000 | $800,000 | -28.7% |
| Land Value | $570,000 | $1,482,000 | -61.5% |
| Improvement Value | — | — | — |
| Taxable Value | $570,000 | $800,000 | -28.7% |
| Total Tax 2026 = estimate |
~$9,751
Estimated
|
~$13,686
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $570,000 | $570,000 | — | — | $570,000 | $570,000 | Not yet — post-cert | Preliminary |
| 2025 | $800,000 | $1,482,000 | — | — | $800,000 | $800,000 | ~$13,686 | Partial |
| 2024 | $800,000 | $1,482,000 | — | — | $800,000 | $800,000 | $13,283 | Verified |
| 2023 | $1,017,000 | $1,017,000 | — | — | $1,017,000 | $1,017,000 | $16,361 | Verified |
| 2022 | $813,600 | $813,600 | — | — | $813,600 | $813,600 | $14,481 | Verified |
| 2021 | $305,100 | $305,100 | — | — | $305,100 | $305,100 | $5,709 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -28.8% | -28.8% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -21.3% | -21.3% | ~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): +162.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -28.7% | +28.3% | +13.3% | +166.7% | 2022 | -28.7% | 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 |
$13,686 | $12,704 | ~$13,313 | $16,361 | 2023 | $5,709 | 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 | ~$645,894 | ~$645,894 | ~1.6706% | ~$10,790 | +13.3% |
| 2028 | ~$731,894 | ~$731,894 | ~1.6305% | ~$11,934 | +28.4% |
| 2029 | ~$829,343 | ~$829,343 | ~1.5904% | ~$13,190 | +45.5% |
| 2030 | ~$939,769 | ~$939,769 | ~1.5503% | ~$14,569 | +64.9% |
| 2031 | ~$1,064,897 | ~$1,064,897 | ~1.5102% | ~$16,082 | +86.8% |
| 2027 | ~$634,494 | ~$634,494 | ~1.7107% | ~$10,855 | +11.3% |
| 2028 | ~$706,286 | ~$706,286 | ~1.7107% | ~$12,083 | +23.9% |
| 2029 | ~$786,200 | ~$786,200 | ~1.7107% | ~$13,450 | +37.9% |
| 2030 | ~$875,157 | ~$875,157 | ~1.7107% | ~$14,972 | +53.5% |
| 2031 | ~$974,179 | ~$974,179 | ~1.7107% | ~$16,666 | +70.9% |
| 2027 | ~$657,294 | ~$657,294 | ~1.6506% | ~$10,849 | +15.3% |
| 2028 | ~$757,957 | ~$757,957 | ~1.5904% | ~$12,055 | +33.0% |
| 2029 | ~$874,037 | ~$874,037 | ~1.5302% | ~$13,375 | +53.3% |
| 2030 | ~$1,007,893 | ~$1,007,893 | ~1.4701% | ~$14,817 | +76.8% |
| 2031 | ~$1,162,250 | ~$1,162,250 | ~1.4099% | ~$16,387 | +103.9% |
In 2025, this property's market value of $800,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $800,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $800,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $1,017,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $813,600 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $305,100 | $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 | — |