VERANDA WALK TX 78645
| Owner | MONTECHINO VENTURES GROUP LLC |
|---|---|
| Parcel ID | 0164760202 |
| Short ID | 497991 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 376,358 SF |
| Acres | 8.640 |
| Year Built | — |
| Legal | LOT 9 MARSHALLS HARBOR |
| Neighborhood | S09AC |
| Land | $416,275 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $416,275 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $333,020 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $333,020 |
| Value Limitation Adjustment (−) (homestead cap) | −$34,422 |
| Net Appraised (assessed) | $298,598 |
| Taxable Value | $298,598 |
|---|
| Total Due | $7,316.69 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +165.8% from $125,280 (2021) to $333,020 (2025), a CAGR of 27.7% 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 $6,362. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($298,598) is $34,422 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 ($416,275 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 $333,020, 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 +21.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $885,236 by 2031, with an estimated annual tax burden around $15,017. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $7,316.69 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +94 |
| Travis Central Health | 0.1080% | 0.1180% | +30 |
| Travis County ESD # 07 | 0.0910% | 0.1000% | +27 |
| City of Lago Vista | 0.4231% | 0.4200% | -9 |
| Lago Vista ISD | 1.0169% | 1.0169% | +0 |
| Travis County ESD # 01 | 0.1000% | 0.1000% | +0 |
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% | $3,036.44 | $— | $3,036.44 |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $1,254.11 | $— | $1,254.11 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,122.27 | $— | $1,122.27 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $352.41 | $— | $352.41 |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $298.60 | $— | $298.60 |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $298.50 | $— | $298.50 |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $6,362.33 | $0.00 | $6,362.33 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $3,036.44 | 47.7% |
| CLV City of Lago Vista | 0.4200% | $1,254.11 | 19.7% |
| TCO Travis County | 0.3758% | $1,122.27 | 17.6% |
| THD Travis Central Health | 0.1180% | $352.41 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $298.60 | 4.7% |
| E07 Travis County ESD # 07 | 0.1000% | $298.50 | 4.7% |
| Total | 2.1307% | $6,362.33 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $333,020 | $333,020 | +0.0% |
| Assessed Value | $333,020 | $298,598 | +11.5% |
| Land Value | $416,275 | $416,275 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $333,020 | $298,598 | +11.5% |
| Total Tax 2026 = estimate |
~$7,096
Estimated
|
$6,362 | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $333,020 | $416,275 | — | — | $333,020 | $333,020 | Not yet — post-cert | Preliminary |
| 2025 | $333,020 | $416,275 | — | −$34,422 | $298,598 | $298,598 | $6,362 | Verified |
| 2024 | $416,275 | $416,275 | — | −$105,235 | $311,040 | $311,040 | $6,480 | Verified |
| 2023 | $259,200 | $416,275 | — | — | $259,200 | $259,200 | $5,243 | Verified |
| 2022 | $416,275 | $416,275 | — | — | $416,275 | $416,275 | $5,724 | Verified |
| 2021 | $125,280 | $125,280 | — | — | $125,280 | $125,280 | $803 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +11.5% | ~100% | Not available | Partial |
| 2025 | -20.0% | -4.0% | 89.7% | 1.9100% | Verified |
| 2024 | +60.6% | +20.0% | 74.7% | No billing data | Verified |
| 2023 | -37.7% | -37.7% | ~100% | No billing data | Verified |
| 2022 | +232.3% ! | +232.3% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +165.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +47.0% | +21.6% | +232.3% | 2022 | -37.7% | 2023 |
| Assessment Ratio | 100.0% | 94.1% | — | 100.0% | 2021 | 74.7% | 2024 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
| Tax Amount | $6,362 | $4,922 | ~$11,422 | $6,480 | 2024 | $803 | 2021 |
Market value changed by 232% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$404,938 | ~$404,938 | ~2.0439% | ~$8,276 | +21.6% |
| 2028 | ~$492,386 | ~$492,386 | ~1.9570% | ~$9,636 | +47.9% |
| 2029 | ~$598,720 | ~$598,720 | ~1.8702% | ~$11,197 | +79.8% |
| 2030 | ~$728,016 | ~$728,016 | ~1.7833% | ~$12,983 | +118.6% |
| 2031 | ~$885,236 | ~$885,236 | ~1.6964% | ~$15,017 | +165.8% |
| 2027 | ~$398,277 | ~$398,277 | ~2.1307% | ~$8,486 | +19.6% |
| 2028 | ~$476,322 | ~$476,322 | ~2.1307% | ~$10,149 | +43.0% |
| 2029 | ~$569,660 | ~$569,660 | ~2.1307% | ~$12,138 | +71.1% |
| 2030 | ~$681,288 | ~$681,288 | ~2.1307% | ~$14,516 | +104.6% |
| 2031 | ~$814,790 | ~$814,790 | ~2.1307% | ~$17,361 | +144.7% |
| 2027 | ~$411,598 | ~$411,598 | ~2.0004% | ~$8,234 | +23.6% |
| 2028 | ~$508,717 | ~$508,717 | ~1.8702% | ~$9,514 | +52.8% |
| 2029 | ~$628,751 | ~$628,751 | ~1.7399% | ~$10,939 | +88.8% |
| 2030 | ~$777,109 | ~$777,109 | ~1.6096% | ~$12,508 | +133.4% |
| 2031 | ~$960,472 | ~$960,472 | ~1.4793% | ~$14,208 | +188.4% |
In 2025, this property's market value of $333,020 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $333,020 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $416,275 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $259,200 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $416,275 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $125,280 | $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 | Verified |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |