3022 THURMAN RD TX 78645
| Owner | DHAYALAN ARUN KUMAR & PADMA BIKKINA |
|---|---|
| Parcel ID | 0160760205 |
| Short ID | 776099 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 131,952 SF |
| Acres | 3.029 |
| Year Built | — |
| Legal | LOT 42 POOLE PLACE SEC 1 & 2.009 AC CEPI&M CO SUR 173 ABS 2191 |
| Neighborhood | S07WF |
| Land | $864,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $864,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $864,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $864,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $864,000 |
| Taxable Value | $864,000 |
|---|
Appreciation: Market value has risen +221.4% from $268,800 (2021) to $864,000 (2025), a CAGR of 33.9% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $14,781. 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 100% of market value ($864,000 land vs $0 improvements), about $7/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 $864,000, 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 +26.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,777,143 by 2031, with an estimated annual tax burden around $41,940. 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% | $8,786.02 | $8,786.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,247.30 | $3,247.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,019.72 | $1,019.72 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $864.00 | $864.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $863.71 | $863.71 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $14,780.75 | $14,780.75 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $8,786.02 | 59.4% |
| TCO Travis County | 0.3758% | $3,247.30 | 22.0% |
| THD Travis Central Health | 0.1180% | $1,019.72 | 6.9% |
| E01 Travis County ESD # 01 | 0.1000% | $864.00 | 5.8% |
| E07 Travis County ESD # 07 | 0.1000% | $863.71 | 5.8% |
| Total | 1.7107% | $14,780.75 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $864,000 | $864,000 | +0.0% |
| Assessed Value | $864,000 | $864,000 | +0.0% |
| Land Value | $864,000 | $864,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $864,000 | $864,000 | +0.0% |
| Total Tax 2026 = estimate |
~$14,781
Estimated
|
~$14,781
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $864,000 | $864,000 | — | — | $864,000 | $864,000 | Not yet — post-cert | Preliminary |
| 2025 | $864,000 | $864,000 | — | — | $864,000 | $864,000 | ~$14,781 | Partial |
| 2024 | $864,000 | $864,000 | — | — | $864,000 | $864,000 | $14,345 | Verified |
| 2023 | $864,000 | $864,000 | — | — | $864,000 | $864,000 | $13,900 | Verified |
| 2022 | $268,800 | $268,800 | — | — | $268,800 | $268,800 | $4,784 | Verified |
| 2021 | $268,800 | $268,800 | — | — | $268,800 | $268,800 | $5,030 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +221.4% ! | +221.4% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +221.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +44.3% | +26.3% | +221.4% | 2023 | +0.0% | 2022 |
| 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 |
$14,781 | $10,568 | ~$28,884 | $14,781 | 2025 | $4,784 | 2022 |
Market value changed by 221% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,091,266 | ~$1,091,266 | ~1.6706% | ~$18,231 | +26.3% |
| 2028 | ~$1,378,312 | ~$1,378,312 | ~1.6305% | ~$22,474 | +59.5% |
| 2029 | ~$1,740,862 | ~$1,740,862 | ~1.5904% | ~$27,687 | +101.5% |
| 2030 | ~$2,198,778 | ~$2,198,778 | ~1.5503% | ~$34,087 | +154.5% |
| 2031 | ~$2,777,143 | ~$2,777,143 | ~1.5102% | ~$41,940 | +221.4% |
| 2027 | ~$1,073,986 | ~$1,073,986 | ~1.7107% | ~$18,373 | +24.3% |
| 2028 | ~$1,335,007 | ~$1,335,007 | ~1.7107% | ~$22,838 | +54.5% |
| 2029 | ~$1,659,466 | ~$1,659,466 | ~1.7107% | ~$28,389 | +92.1% |
| 2030 | ~$2,062,782 | ~$2,062,782 | ~1.7107% | ~$35,289 | +138.7% |
| 2031 | ~$2,564,119 | ~$2,564,119 | ~1.7107% | ~$43,865 | +196.8% |
| 2027 | ~$1,108,546 | ~$1,108,546 | ~1.6506% | ~$18,297 | +28.3% |
| 2028 | ~$1,422,308 | ~$1,422,308 | ~1.5904% | ~$22,620 | +64.6% |
| 2029 | ~$1,824,877 | ~$1,824,877 | ~1.5302% | ~$27,925 | +111.2% |
| 2030 | ~$2,341,390 | ~$2,341,390 | ~1.4701% | ~$34,420 | +171.0% |
| 2031 | ~$3,004,095 | ~$3,004,095 | ~1.4099% | ~$42,355 | +247.7% |
In 2025, this property's market value of $864,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $864,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $864,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $864,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $268,800 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $268,800 | $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 | — |