20317 CONTINENTAL DR TX 78645
| Owner | CARPENTER THOMAS JR & PEGGY |
|---|---|
| Parcel ID | 0160860510 |
| Short ID | 159732 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 13,869 SF |
| Acres | 0.318 |
| Year Built | — |
| Legal | LOT 17006 HIGHLAND LAKE ESTATES SEC 17 |
| Neighborhood | S04WF |
| Land | $152,160 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $152,160 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $152,160 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $152,160 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $152,160 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $152,160 |
Appreciation: Market value has risen +300.0% from $38,040 (2021) to $152,160 (2025), a CAGR of 41.4% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.1307% in 2025 (+0.0473% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,242. Lago Vista ISD is the largest single contributor, at 41.1% 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 ($152,160 land vs $0 improvements), about $11/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 $152,160, 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 +14.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $152,160 by 2031, with an estimated annual tax burden around $2,079. 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% | $986.83 | $986.83 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $511.26 | $511.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $457.51 | $457.51 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $152.16 | $152.16 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $152.11 | $152.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $143.67 | $143.67 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $2,403.54 | $2,403.54 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $986.83 | 41.1% |
| CLV City of Lago Vista | 0.4200% | $511.26 | 21.3% |
| TCO Travis County | 0.3758% | $457.51 | 19.0% |
| E01 Travis County ESD # 01 | 0.1000% | $152.16 | 6.3% |
| E07 Travis County ESD # 07 | 0.1000% | $152.11 | 6.3% |
| THD Travis Central Health | 0.1180% | $143.67 | 6.0% |
| Total | 2.1307% | $2,403.54 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $76,080 | $152,160 | -50.0% |
| Assessed Value | $76,080 | $152,160 | -50.0% |
| Land Value | $76,080 | $152,160 | -50.0% |
| Improvement Value | — | — | — |
| Taxable Value | $76,080 | $152,160 | -50.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$1,621
Estimated
|
~$2,404
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $76,080 | $76,080 | — | — | $76,080 | $76,080 | Not yet — post-cert | Preliminary |
| 2025 | $152,160 | $152,160 | — | — | $152,160 | $152,160 | ~$2,404 | Partial |
| 2024 | $152,160 | $152,160 | — | — | $152,160 | $121,728 | $2,420 | Verified |
| 2023 | $253,600 | $253,600 | — | — | $253,600 | $253,600 | $4,883 | Verified |
| 2022 | $253,600 | $253,600 | — | — | $253,600 | $253,600 | $5,600 | Verified |
| 2021 | $38,040 | $38,040 | — | — | $38,040 | $38,040 | $943 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -50.0% | -50.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -40.0% | -40.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +566.7% ! | +566.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +300.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -50.0% | +95.3% | +14.9% | +566.7% | 2022 | -50.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,404 | $3,250 | ~$1,894 | $5,600 | 2022 | $943 | 2021 |
Market value changed by 567% 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 | ~$87,393 | ~$83,688 | ~2.0439% | ~$1,710 | +14.9% |
| 2028 | ~$100,388 | ~$92,057 | ~1.9570% | ~$1,802 | +32.0% |
| 2029 | ~$115,316 | ~$101,262 | ~1.8702% | ~$1,894 | +51.6% |
| 2030 | ~$132,463 | ~$111,389 | ~1.7833% | ~$1,986 | +74.1% |
| 2031 | ~$152,160 | ~$122,528 | ~1.6964% | ~$2,079 | +100.0% |
| 2027 | ~$85,871 | ~$83,688 | ~2.1307% | ~$1,783 | +12.9% |
| 2028 | ~$96,923 | ~$92,057 | ~2.1307% | ~$1,961 | +27.4% |
| 2029 | ~$109,397 | ~$101,262 | ~2.1307% | ~$2,158 | +43.8% |
| 2030 | ~$123,476 | ~$111,389 | ~2.1307% | ~$2,373 | +62.3% |
| 2031 | ~$139,367 | ~$122,528 | ~2.1307% | ~$2,611 | +83.2% |
| 2027 | ~$88,915 | ~$83,688 | ~2.0004% | ~$1,674 | +16.9% |
| 2028 | ~$103,914 | ~$92,057 | ~1.8702% | ~$1,722 | +36.6% |
| 2029 | ~$121,444 | ~$101,262 | ~1.7399% | ~$1,762 | +59.6% |
| 2030 | ~$141,932 | ~$111,389 | ~1.6096% | ~$1,793 | +86.6% |
| 2031 | ~$165,876 | ~$122,528 | ~1.4793% | ~$1,813 | +118.0% |
In 2025, this property's market value of $152,160 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +80% 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 | $152,160 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $152,160 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $253,600 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $253,600 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $38,040 | $8,000 | $22,000 | $81,900 | ↑ Above median | 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 | — |