8024 LAKEVIEW ST TX 78641
| Owner | REINHARDT VERNON & BETHANY |
|---|---|
| Parcel ID | 0172530302 |
| Short ID | 176484 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 28,453 SF |
| Acres | 0.653 |
| Year Built | — |
| Legal | LOT 48&49 LAKE TRAVIS SUBD NO 1 |
| Neighborhood | T9020WF |
| Land | $860,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $860,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $860,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $860,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$525,632 |
| Net Appraised (assessed) | $334,368 |
| Taxable Value | $334,368 |
|---|
Appreciation: Market value has risen +270.4% from $232,200 (2021) to $860,000 (2025), a CAGR of 38.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 1.8620% in 2025 (+0.0423% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,226. Leander ISD is the largest single contributor, at 58.4% of the total 2025 levy.
Assessment Gap: Assessed value ($334,368) is $525,632 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 100% of market value ($860,000 land vs $0 improvements), about $30/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 $860,000, 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 +27.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,580,000 by 2031, with an estimated annual tax burden around $40,447. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $3,634.25 | $3,634.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,256.71 | $1,256.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $394.63 | $394.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $345.74 | $345.74 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $334.37 | $334.37 | Paid |
| VVO Village of Volente | 0.0864% | 0.0700% | 0.0723% | 0.0791% | 0.0778% | -0.0013% | $260.14 | $260.14 | Paid |
| Combined Rate | 2.0974% | 1.9602% | 1.7849% | 1.8197% | 1.8620% | +0.0423% | $6,225.84 | $6,225.84 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILE Leander ISD | 1.0869% | $3,634.25 | 58.4% |
| TCO Travis County | 0.3758% | $1,256.71 | 20.2% |
| THD Travis Central Health | 0.1180% | $394.63 | 6.3% |
| ACT Austin Community College | 0.1034% | $345.74 | 5.6% |
| E14 Travis County ESD # 14 | 0.1000% | $334.37 | 5.4% |
| VVO Village of Volente | 0.0778% | $260.14 | 4.2% |
| Total | 1.8620% | $6,225.84 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $774,000 | $860,000 | -10.0% |
| Assessed Value | $401,242 | $334,368 | +20.0% |
| Land Value | $774,000 | $860,000 | -10.0% |
| Improvement Value | — | — | — |
| Taxable Value | $401,242 | $334,368 | +20.0% |
| HS Cap Loss | -$372,758 | — | |
| Total Tax 2026 = estimate |
~$7,471
Estimated
|
~$6,226
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $774,000 | $774,000 | — | −$372,758 | $401,242 | $401,242 | Not yet — post-cert | Preliminary |
| 2025 | $860,000 | $860,000 | — | −$525,632 | $334,368 | $334,368 | ~$6,226 | Partial |
| 2024 | $860,000 | $860,000 | — | −$581,360 | $278,640 | $278,640 | $5,070 | Verified |
| 2023 | $232,200 | $232,200 | — | — | $232,200 | $232,200 | $4,145 | Verified |
| 2022 | $232,200 | $232,200 | — | — | $232,200 | $232,200 | $4,552 | Verified |
| 2021 | $232,200 | $232,200 | — | — | $232,200 | $232,200 | $4,870 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.0% | +20.0% | 51.8% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 38.9% | Not available | Partial |
| 2024 | +270.4% ! | +20.0% | 32.4% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +270.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.0% | +52.1% | +27.2% | +270.4% | 2024 | -10.0% | 2026 |
| Assessment Ratio | 51.8% | 70.5% | — | 100.0% | 2021 | 32.4% | 2024 |
| Effective Tax Rate (2025) | 0.7200% | 0.7200% | — | 0.7200% | 2025 | 0.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,226 | $4,973 | ~$27,981 | $6,226 | 2025 | $4,145 | 2023 |
Market value changed by 270% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$984,729 | ~$984,729 | ~1.8031% | ~$17,756 | +27.2% |
| 2028 | ~$1,252,831 | ~$1,252,831 | ~1.7443% | ~$21,853 | +61.9% |
| 2029 | ~$1,593,926 | ~$1,593,926 | ~1.6854% | ~$26,864 | +105.9% |
| 2030 | ~$2,027,888 | ~$2,027,888 | ~1.6266% | ~$32,985 | +162.0% |
| 2031 | ~$2,580,000 | ~$2,580,000 | ~1.5677% | ~$40,447 | +233.3% |
| 2027 | ~$969,249 | ~$969,249 | ~1.8620% | ~$18,047 | +25.2% |
| 2028 | ~$1,213,751 | ~$1,213,751 | ~1.8620% | ~$22,600 | +56.8% |
| 2029 | ~$1,519,932 | ~$1,519,932 | ~1.8620% | ~$28,301 | +96.4% |
| 2030 | ~$1,903,349 | ~$1,903,349 | ~1.8620% | ~$35,440 | +145.9% |
| 2031 | ~$2,383,487 | ~$2,383,487 | ~1.8620% | ~$44,380 | +207.9% |
| 2027 | ~$1,000,209 | ~$1,000,209 | ~1.7737% | ~$17,741 | +29.2% |
| 2028 | ~$1,292,530 | ~$1,292,530 | ~1.6854% | ~$21,784 | +67.0% |
| 2029 | ~$1,670,284 | ~$1,670,284 | ~1.5971% | ~$26,677 | +115.8% |
| 2030 | ~$2,158,440 | ~$2,158,440 | ~1.5089% | ~$32,568 | +178.9% |
| 2031 | ~$2,789,266 | ~$2,789,266 | ~1.4206% | ~$39,624 | +260.4% |
In 2025, this property's market value of $860,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $860,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $860,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $232,200 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $232,200 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $232,200 | $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 | — |