19924 RANCHO CIELO CT TX 78645
| Owner | THE COLLAVO TRUST |
|---|---|
| Parcel ID | 0170780104 |
| Short ID | 424608 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 389,339 SF |
| Acres | 8.938 |
| Year Built | — |
| Legal | LOT 4 RANCHO CIELO |
| Neighborhood | S0006 |
| Land | $1,045,674 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,045,674 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,045,674 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,045,674 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,045,674 |
| Taxable Value | $1,045,674 |
|---|
Appreciation: Market value has risen +431.8% from $196,636 (2021) to $1,045,674 (2025), a CAGR of 51.9% 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 5 taxing entities is 1.7107% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $17,889. Lago Vista ISD is the largest single contributor, at 59.4% 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 ($1,045,674 land vs $0 improvements), about $3/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 $1,045,674, 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 +27.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,260,425 by 2031, with an estimated annual tax burden around $34,136. 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% | $10,633.46 | $10,633.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,930.11 | $3,930.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,234.14 | $1,234.14 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,045.67 | $1,045.67 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $1,045.33 | $1,045.33 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $17,888.71 | $17,888.71 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $10,633.46 | 59.4% |
| TCO Travis County | 0.3758% | $3,930.11 | 22.0% |
| THD Travis Central Health | 0.1180% | $1,234.14 | 6.9% |
| E01 Travis County ESD # 01 | 0.1000% | $1,045.67 | 5.8% |
| E07 Travis County ESD # 07 | 0.1000% | $1,045.33 | 5.8% |
| Total | 1.7107% | $17,888.71 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $666,694 | $1,045,674 | -36.2% |
| Assessed Value | $666,694 | $1,045,674 | -36.2% |
| Land Value | $666,694 | $1,045,674 | -36.2% |
| Improvement Value | — | — | — |
| Taxable Value | $666,694 | $1,045,674 | -36.2% |
| Total Tax 2026 = estimate |
~$11,405
Estimated
|
~$17,889
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $666,694 | $666,694 | — | — | $666,694 | $666,694 | Not yet — post-cert | Preliminary |
| 2025 | $1,045,674 | $1,045,674 | — | — | $1,045,674 | $1,045,674 | ~$17,889 | Partial |
| 2024 | $875,924 | $875,924 | — | — | $875,924 | $875,924 | $14,543 | Verified |
| 2023 | $875,924 | $875,924 | — | — | $875,924 | $875,924 | $14,091 | Verified |
| 2022 | $875,924 | $875,924 | — | — | $875,924 | $875,924 | $15,591 | Verified |
| 2021 | $196,636 | $196,636 | — | — | $196,636 | $196,636 | $3,679 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -36.2% | -36.2% | ~100% | Not available | Partial |
| 2025 | +19.4% | +19.4% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +345.5% ! | +345.5% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +431.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -36.2% | +65.7% | +27.7% | +345.5% | 2022 | -36.2% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,889 | $13,159 | ~$23,116 | $17,889 | 2025 | $3,679 | 2021 |
Market value changed by 345% 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 | ~$851,097 | ~$851,097 | ~1.6706% | ~$14,219 | +27.7% |
| 2028 | ~$1,086,506 | ~$1,086,506 | ~1.6305% | ~$17,716 | +63.0% |
| 2029 | ~$1,387,026 | ~$1,387,026 | ~1.5904% | ~$22,059 | +108.0% |
| 2030 | ~$1,770,669 | ~$1,770,669 | ~1.5503% | ~$27,451 | +165.6% |
| 2031 | ~$2,260,425 | ~$2,260,425 | ~1.5102% | ~$34,136 | +239.0% |
| 2027 | ~$837,763 | ~$837,763 | ~1.7107% | ~$14,332 | +25.7% |
| 2028 | ~$1,052,728 | ~$1,052,728 | ~1.7107% | ~$18,009 | +57.9% |
| 2029 | ~$1,322,852 | ~$1,322,852 | ~1.7107% | ~$22,630 | +98.4% |
| 2030 | ~$1,662,287 | ~$1,662,287 | ~1.7107% | ~$28,437 | +149.3% |
| 2031 | ~$2,088,820 | ~$2,088,820 | ~1.7107% | ~$35,734 | +213.3% |
| 2027 | ~$864,431 | ~$864,431 | ~1.6506% | ~$14,268 | +29.7% |
| 2028 | ~$1,120,816 | ~$1,120,816 | ~1.5904% | ~$17,825 | +68.1% |
| 2029 | ~$1,453,243 | ~$1,453,243 | ~1.5302% | ~$22,238 | +118.0% |
| 2030 | ~$1,884,266 | ~$1,884,266 | ~1.4701% | ~$27,700 | +182.6% |
| 2031 | ~$2,443,127 | ~$2,443,127 | ~1.4099% | ~$34,446 | +266.5% |
In 2025, this property's market value of $1,045,674 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× 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 | $1,045,674 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $875,924 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $875,924 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $875,924 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $196,636 | $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 | — |