18700 VERANDA WALK TX 78645
| Owner | TEXAS NORTH REALTY SOLUTIONS LLC |
|---|---|
| Parcel ID | 0164730101 |
| Short ID | 497971 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 627,700 SF |
| Acres | 14.410 |
| Year Built | — |
| Legal | LOT 6 MARSHALLS HARBOR |
| Neighborhood | S09AC |
| Land | $652,701 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $652,701 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $522,161 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $522,161 |
| Value Limitation Adjustment (−) (homestead cap) | −$24,151 |
| Net Appraised (assessed) | $498,010 |
| Taxable Value | $498,010 |
|---|
Appreciation: Market value has risen +149.9% from $208,945 (2021) to $522,161 (2025), a CAGR of 25.7% 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 $10,611. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($498,010) is $24,151 below market value, suggesting potential for an upward assessment in future years.
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 125% of market value ($652,701 land vs $0 improvements), about $1/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 $522,161, 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 +20.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,304,899 by 2031, with an estimated annual tax burden around $22,137. 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% | $5,064.26 | $5,064.26 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $2,091.64 | $2,091.64 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,871.75 | $1,871.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $587.77 | $587.77 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $498.01 | $498.01 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $497.85 | $497.85 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $10,611.28 | $10,611.28 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $5,064.26 | 47.7% |
| CLV City of Lago Vista | 0.4200% | $2,091.64 | 19.7% |
| TCO Travis County | 0.3758% | $1,871.75 | 17.6% |
| THD Travis Central Health | 0.1180% | $587.77 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $498.01 | 4.7% |
| E07 Travis County ESD # 07 | 0.1000% | $497.85 | 4.7% |
| Total | 2.1307% | $10,611.28 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $522,161 | $522,161 | +0.0% |
| Assessed Value | $522,161 | $498,010 | +4.8% |
| Land Value | $652,701 | $652,701 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $522,161 | $498,010 | +4.8% |
| Total Tax 2026 = estimate |
~$11,126
Estimated
|
~$10,611
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $522,161 | $652,701 | — | — | $522,161 | $522,161 | Not yet — post-cert | Preliminary |
| 2025 | $522,161 | $652,701 | — | −$24,151 | $498,010 | $498,010 | ~$10,611 | Partial |
| 2024 | $652,701 | $652,701 | — | −$133,941 | $518,760 | $518,760 | $10,808 | Verified |
| 2023 | $432,300 | $652,701 | — | — | $432,300 | $432,300 | $8,744 | Verified |
| 2022 | $652,701 | $652,701 | — | — | $652,701 | $652,701 | $9,546 | Verified |
| 2021 | $208,945 | $208,945 | — | — | $208,945 | $208,945 | $4,668 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +4.8% | ~100% | Not available | Partial |
| 2025 | -20.0% | -4.0% | 95.4% | Not available | Partial |
| 2024 | +51.0% | +20.0% | 79.5% | No billing data | Verified |
| 2023 | -33.8% | -33.8% | ~100% | No billing data | Verified |
| 2022 | +212.4% ! | +212.4% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +149.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +41.9% | +20.1% | +212.4% | 2022 | -33.8% | 2023 |
| Assessment Ratio | 100.0% | 95.8% | — | 100.0% | 2021 | 79.5% | 2024 |
| Effective Tax Rate (2025) | 2.0300% | 2.0300% | — | 2.0300% | 2025 | 2.0300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,611 | $8,875 | ~$17,198 | $10,808 | 2024 | $4,668 | 2021 |
Market value changed by 212% 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 | ~$627,132 | ~$627,132 | ~2.0439% | ~$12,818 | +20.1% |
| 2028 | ~$753,205 | ~$753,205 | ~1.9570% | ~$14,740 | +44.2% |
| 2029 | ~$904,624 | ~$904,624 | ~1.8702% | ~$16,918 | +73.2% |
| 2030 | ~$1,086,482 | ~$1,086,482 | ~1.7833% | ~$19,375 | +108.1% |
| 2031 | ~$1,304,899 | ~$1,304,899 | ~1.6964% | ~$22,137 | +149.9% |
| 2027 | ~$616,689 | ~$616,689 | ~2.1307% | ~$13,140 | +18.1% |
| 2028 | ~$728,329 | ~$728,329 | ~2.1307% | ~$15,519 | +39.5% |
| 2029 | ~$860,180 | ~$860,180 | ~2.1307% | ~$18,328 | +64.7% |
| 2030 | ~$1,015,899 | ~$1,015,899 | ~2.1307% | ~$21,646 | +94.6% |
| 2031 | ~$1,199,810 | ~$1,199,810 | ~2.1307% | ~$25,565 | +129.8% |
| 2027 | ~$637,575 | ~$637,575 | ~2.0004% | ~$12,754 | +22.1% |
| 2028 | ~$778,500 | ~$778,500 | ~1.8702% | ~$14,559 | +49.1% |
| 2029 | ~$950,573 | ~$950,573 | ~1.7399% | ~$16,539 | +82.0% |
| 2030 | ~$1,160,679 | ~$1,160,679 | ~1.6096% | ~$18,682 | +122.3% |
| 2031 | ~$1,417,226 | ~$1,417,226 | ~1.4793% | ~$20,965 | +171.4% |
In 2025, this property's market value of $522,161 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $522,161 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $652,701 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $432,300 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $652,701 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $208,945 | $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 | — |