GARY PLAYER DR TX 78669
| Owner | SHORELINE RANCH TEXAS LP |
|---|---|
| Parcel ID | 0170730204 |
| Short ID | 565971 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 327,571 SF |
| Acres | 7.520 |
| Year Built | — |
| Legal | LOT 127-C MARSHALLS VISTA SUBD |
| Neighborhood | S09AC |
| Land | $109,957 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $109,957 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $109,957 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $109,957 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $109,957 |
| Taxable Value | $109,957 |
|---|
Appreciation: Market value has risen +101.7% from $54,520 (2021) to $109,957 (2025), a CAGR of 19.2% 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 $2,343. Lago Vista ISD is the largest single contributor, at 47.7% 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 ($109,957 land vs $0 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 $109,957, 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 +15.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $221,763 by 2031, with an estimated annual tax burden around $3,762. 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% | $1,118.15 | $1,118.15 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $461.82 | $461.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $413.27 | $413.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $129.77 | $129.77 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $109.96 | $109.96 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $109.92 | $109.92 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $2,342.89 | $2,342.89 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $1,118.15 | 47.7% |
| CLV City of Lago Vista | 0.4200% | $461.82 | 19.7% |
| TCO Travis County | 0.3758% | $413.27 | 17.6% |
| THD Travis Central Health | 0.1180% | $129.77 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $109.96 | 4.7% |
| E07 Travis County ESD # 07 | 0.1000% | $109.92 | 4.7% |
| Total | 2.1307% | $2,342.89 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $109,957 | $109,957 | +0.0% |
| Assessed Value | $109,957 | $109,957 | +0.0% |
| Land Value | $109,957 | $109,957 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $109,957 | $109,957 | +0.0% |
| Total Tax 2026 = estimate |
~$2,343
Estimated
|
~$2,343
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $109,957 | $109,957 | — | — | $109,957 | $109,957 | Not yet — post-cert | Preliminary |
| 2025 | $109,957 | $109,957 | — | — | $109,957 | $109,957 | ~$2,343 | Partial |
| 2024 | $109,957 | $109,957 | — | — | $109,957 | $109,957 | $2,291 | Verified |
| 2023 | $439,830 | $439,830 | — | — | $439,830 | $439,830 | $2,224 | Verified |
| 2022 | $439,830 | $439,830 | — | — | $439,830 | $439,830 | $2,758 | Verified |
| 2021 | $54,520 | $54,520 | — | — | $54,520 | $54,520 | $1,351 | 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 | -75.0% ! | -75.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +706.7% ! | +706.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +101.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +126.3% | +15.1% | +706.7% | 2022 | -75.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.1300% | 2.1300% | — | 2.1300% | 2025 | 2.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,343 | $2,193 | ~$3,153 | $2,758 | 2022 | $1,351 | 2021 |
Market value changed by 707% 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 | ~$126,519 | ~$126,519 | ~2.0439% | ~$2,586 | +15.1% |
| 2028 | ~$145,576 | ~$145,576 | ~1.9570% | ~$2,849 | +32.4% |
| 2029 | ~$167,503 | ~$167,503 | ~1.8702% | ~$3,133 | +52.3% |
| 2030 | ~$192,733 | ~$192,733 | ~1.7833% | ~$3,437 | +75.3% |
| 2031 | ~$221,763 | ~$221,763 | ~1.6964% | ~$3,762 | +101.7% |
| 2027 | ~$124,320 | ~$124,320 | ~2.1307% | ~$2,649 | +13.1% |
| 2028 | ~$140,559 | ~$140,559 | ~2.1307% | ~$2,995 | +27.8% |
| 2029 | ~$158,920 | ~$158,920 | ~2.1307% | ~$3,386 | +44.5% |
| 2030 | ~$179,678 | ~$179,678 | ~2.1307% | ~$3,828 | +63.4% |
| 2031 | ~$203,149 | ~$203,149 | ~2.1307% | ~$4,329 | +84.8% |
| 2027 | ~$128,718 | ~$128,718 | ~2.0004% | ~$2,575 | +17.1% |
| 2028 | ~$150,681 | ~$150,681 | ~1.8702% | ~$2,818 | +37.0% |
| 2029 | ~$176,390 | ~$176,390 | ~1.7399% | ~$3,069 | +60.4% |
| 2030 | ~$206,487 | ~$206,487 | ~1.6096% | ~$3,324 | +87.8% |
| 2031 | ~$241,719 | ~$241,719 | ~1.4793% | ~$3,576 | +119.8% |
In 2025, this property's market value of $109,957 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +30% 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 | $109,957 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $109,957 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $439,830 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $439,830 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $54,520 | $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 | — |