LAKESHORE PT TX 78645
| Owner | WALTERS HOLDING COMPANY LLC |
|---|---|
| Parcel ID | 0164700205 |
| Short ID | 776376 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 370,391 SF |
| Acres | 8.503 |
| Year Built | — |
| Legal | 2.582 A OF LOT 49-BB MARSHALLS HARBOR AMENDED PLAT OF LOTS 49-A & 49-B & 5.921 ACR ABS 2709 SUR 189 HENDERSON O O |
| Neighborhood | S0033 |
| Land | $63,773 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,773 |
| Improvement | $3,507 |
|---|---|
| Total Improvement | $3,507 |
| Market | $67,280 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $67,280 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $67,280 |
| Taxable Value | $67,280 |
|---|
Appreciation: Market value has risen +199.0% from $22,500 (2021) to $67,280 (2025), a CAGR of 31.5% 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 6 taxing entities is 2.1307% in 2025 (+0.0473% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,434. Lago Vista ISD is the largest single contributor, at 54.9% 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 95% of market value ($63,773 land vs $3,507 improvements), about $0/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 $67,280, this parcel sits in the lower-middle (25th–50th 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 +24.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $200,931 by 2031, with an estimated annual tax burden around $3,409. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 473 | BOAT DK FLT COV | 1 SF | ✓ |
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% | $684.17 | $684.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $252.87 | $252.87 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $95.08 | $95.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $79.41 | $79.41 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $67.28 | $67.28 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $67.26 | $67.26 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $1,246.07 | $1,246.07 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $684.17 | 54.9% |
| TCO Travis County | 0.3758% | $252.87 | 20.3% |
| CLV City of Lago Vista | 0.4200% | $95.08 | 7.6% |
| THD Travis Central Health | 0.1180% | $79.41 | 6.4% |
| E01 Travis County ESD # 01 | 0.1000% | $67.28 | 5.4% |
| E07 Travis County ESD # 07 | 0.1000% | $67.26 | 5.4% |
| Total | 2.1307% | $1,246.07 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $67,238 | $67,280 | -0.1% |
| Assessed Value | $67,238 | $67,280 | -0.1% |
| Land Value | $63,773 | $63,773 | +0.0% |
| Improvement Value | $3,465 | $3,507 | -1.2% |
| Taxable Value | $67,238 | $67,280 | -0.1% |
| Total Tax 2026 = estimate |
~$1,433
Estimated
|
~$1,246
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $67,238 | $63,773 | $3,465 | — | $67,238 | $67,238 | Not yet — post-cert | Preliminary |
| 2025 | $67,280 | $63,773 | $3,507 | — | $67,280 | $67,280 | ~$1,246 | Partial |
| 2024 | $59,521 | $59,521 | — | — | $59,521 | $59,521 | $1,064 | Verified |
| 2023 | $53,569 | $59,521 | — | — | $53,569 | $53,569 | $928 | Verified |
| 2022 | $53,569 | $59,521 | — | — | $53,569 | $53,569 | $1,022 | Verified |
| 2021 | $22,500 | $22,500 | — | — | $22,500 | $22,500 | $462 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.1% | -0.1% | ~100% | Not available | Partial |
| 2025 | +13.0% | +13.0% | ~100% | Not available | Partial |
| 2024 | +11.1% | +11.1% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +138.1% ! | +138.1% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +199.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.1% | +32.4% | +24.5% | +138.1% | 2022 | -0.1% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.8500% | 1.8500% | — | 1.8500% | 2025 | 1.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,246 | $944 | ~$2,493 | $1,246 | 2025 | $462 | 2021 |
Market value changed by 138% 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 | ~$83,695 | ~$83,695 | ~2.0439% | ~$1,711 | +24.5% |
| 2028 | ~$104,181 | ~$104,181 | ~1.9570% | ~$2,039 | +54.9% |
| 2029 | ~$129,680 | ~$129,680 | ~1.8702% | ~$2,425 | +92.9% |
| 2030 | ~$161,421 | ~$161,421 | ~1.7833% | ~$2,879 | +140.1% |
| 2031 | ~$200,931 | ~$200,931 | ~1.6964% | ~$3,409 | +198.8% |
| 2027 | ~$82,351 | ~$82,351 | ~2.1307% | ~$1,755 | +22.5% |
| 2028 | ~$100,860 | ~$100,860 | ~2.1307% | ~$2,149 | +50.0% |
| 2029 | ~$123,529 | ~$123,529 | ~2.1307% | ~$2,632 | +83.7% |
| 2030 | ~$151,294 | ~$151,294 | ~2.1307% | ~$3,224 | +125.0% |
| 2031 | ~$185,299 | ~$185,299 | ~2.1307% | ~$3,948 | +175.6% |
| 2027 | ~$85,040 | ~$85,040 | ~2.0004% | ~$1,701 | +26.5% |
| 2028 | ~$107,556 | ~$107,556 | ~1.8702% | ~$2,011 | +60.0% |
| 2029 | ~$136,032 | ~$136,032 | ~1.7399% | ~$2,367 | +102.3% |
| 2030 | ~$172,048 | ~$172,048 | ~1.6096% | ~$2,769 | +155.9% |
| 2031 | ~$217,600 | ~$217,600 | ~1.4793% | ~$3,219 | +223.6% |
In 2025, this property's market value of $67,280 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -20% below 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 | $67,280 | $24,862 | $84,423 | $362,804 | ↓ Below median | +2.1% |
| 2024 | $59,521 | $23,000 | $66,000 | $328,966 | ↓ Below median | +0.0% |
| 2023 | $53,569 | $24,692 | $71,500 | $270,000 | ↓ Below median | +0.0% |
| 2022 | $53,569 | $15,000 | $55,000 | $180,000 | ↓ Below median | +100.0% |
| 2021 | $22,500 | $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 | — |