17509 REGATTA VIEW DR TX 78645
| Owner | CHARLES STEVEN J |
|---|---|
| Parcel ID | 0172630707 |
| Short ID | 523524 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 44,431 SF |
| Acres | 1.020 |
| Year Built | — |
| Legal | LOT 7 BLK B NORTHSHORE ON LAKE TRAVIS PHS 2 |
| Neighborhood | S0019 |
| Land | $802,406 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $802,406 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $802,406 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $802,406 |
| Value Limitation Adjustment (−) (homestead cap) | −$502,406 |
| Net Appraised (assessed) | $300,000 |
| Taxable Value | $300,000 |
|---|
Appreciation: Market value has risen +1237.3% from $60,000 (2021) to $802,406 (2025), a CAGR of 91.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 6 taxing entities is 2.1088% in 2025 (+0.0560% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,327. Lago Vista ISD is the largest single contributor, at 48.2% of the total 2025 levy.
Assessment Gap: Assessed value ($300,000) is $502,406 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 ($802,406 land vs $0 improvements), about $18/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 $802,406, 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 +36.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,359,456 by 2031, with an estimated annual tax burden around $23,891. 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% | $3,050.70 | $3,050.70 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $1,194.30 | $1,194.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,127.54 | $1,127.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $354.07 | $354.07 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $300.00 | $300.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $299.90 | $299.90 | Paid |
| Combined Rate | 2.3900% | 2.1989% | 1.9992% | 2.0528% | 2.1088% | +0.0560% | $6,326.51 | $6,326.51 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $3,050.70 | 48.2% |
| CJO City of Jonestown | 0.3981% | $1,194.30 | 18.9% |
| TCO Travis County | 0.3758% | $1,127.54 | 17.8% |
| THD Travis Central Health | 0.1180% | $354.07 | 5.6% |
| E01 Travis County ESD # 01 | 0.1000% | $300.00 | 4.7% |
| E07 Travis County ESD # 07 | 0.1000% | $299.90 | 4.7% |
| Total | 2.1088% | $6,326.51 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $285,600 | $802,406 | -64.4% |
| Assessed Value | $285,600 | $300,000 | -4.8% |
| Land Value | $285,600 | $802,406 | -64.4% |
| Improvement Value | — | — | — |
| Taxable Value | $285,600 | $300,000 | -4.8% |
| Total Tax 2026 = estimate |
~$6,023
Estimated
|
~$6,327
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $285,600 | $285,600 | — | — | $285,600 | $285,600 | Not yet — post-cert | Preliminary |
| 2025 | $802,406 | $802,406 | — | −$502,406 | $300,000 | $300,000 | ~$6,327 | Partial |
| 2024 | $250,000 | $250,000 | — | — | $250,000 | $250,000 | $5,132 | Verified |
| 2023 | $250,000 | $250,000 | — | — | $250,000 | $250,000 | $4,438 | Verified |
| 2022 | $250,000 | $250,000 | — | — | $250,000 | $250,000 | $5,497 | Verified |
| 2021 | $60,000 | $60,000 | — | — | $60,000 | $60,000 | $1,434 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -64.4% | -4.8% | ~100% | Not available | Partial |
| 2025 | +221.0% ! | +20.0% | 37.4% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +316.7% ! | +316.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1237.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -64.4% | +94.7% | +36.6% | +316.7% | 2022 | -64.4% | 2026 |
| Assessment Ratio | 100.0% | 89.6% | — | 100.0% | 2021 | 37.4% | 2025 |
| Effective Tax Rate (2025) | 0.7900% | 0.7900% | — | 0.7900% | 2025 | 0.7900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,327 | $4,566 | ~$14,869 | $6,327 | 2025 | $1,434 | 2021 |
Market value changed by 317% 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 | ~$390,193 | ~$390,193 | ~2.0385% | ~$7,954 | +36.6% |
| 2028 | ~$533,091 | ~$533,091 | ~1.9683% | ~$10,493 | +86.7% |
| 2029 | ~$728,320 | ~$728,320 | ~1.8980% | ~$13,823 | +155.0% |
| 2030 | ~$995,047 | ~$995,047 | ~1.8277% | ~$18,186 | +248.4% |
| 2031 | ~$1,359,456 | ~$1,359,456 | ~1.7574% | ~$23,891 | +376.0% |
| 2027 | ~$384,481 | ~$384,481 | ~2.1088% | ~$8,108 | +34.6% |
| 2028 | ~$517,597 | ~$517,597 | ~2.1088% | ~$10,915 | +81.2% |
| 2029 | ~$696,801 | ~$696,801 | ~2.1088% | ~$14,694 | +144.0% |
| 2030 | ~$938,049 | ~$938,049 | ~2.1088% | ~$19,782 | +228.4% |
| 2031 | ~$1,262,822 | ~$1,262,822 | ~2.1088% | ~$26,631 | +342.2% |
| 2027 | ~$395,905 | ~$395,905 | ~2.0034% | ~$7,932 | +38.6% |
| 2028 | ~$548,813 | ~$548,813 | ~1.8980% | ~$10,416 | +92.2% |
| 2029 | ~$760,776 | ~$760,776 | ~1.7925% | ~$13,637 | +166.4% |
| 2030 | ~$1,054,605 | ~$1,054,605 | ~1.6871% | ~$17,792 | +269.3% |
| 2031 | ~$1,461,917 | ~$1,461,917 | ~1.5817% | ~$23,123 | +411.9% |
In 2025, this property's market value of $802,406 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 | $802,406 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $250,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $250,000 | $24,692 | $71,500 | $270,000 | ↑ Above median | +0.0% |
| 2022 | $250,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $60,000 | $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 | — |