LEISURE LN TX 78645
| Owner | REYNOSO PEDRO A |
|---|---|
| Parcel ID | 0174680346 |
| Short ID | 742055 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 36,551 SF |
| Acres | 0.839 |
| Year Built | — |
| Legal | LOT 4 BLK C HOLLOWS PHS II-C THE |
| Neighborhood | S0035 |
| Land | $456,980 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $456,980 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $456,980 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $456,980 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $456,980 |
| Taxable Value | $456,980 |
|---|
Appreciation: Market value has risen +177.0% from $165,000 (2021) to $456,980 (2025), a CAGR of 29.0% 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 2.1088% in 2025 (+0.0560% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $9,637. Lago Vista ISD is the largest single contributor, at 48.2% 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 ($456,980 land vs $0 improvements), about $13/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 $456,980, 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 +32.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,654,716 by 2031, with an estimated annual tax burden around $46,654. 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% | $4,647.03 | $4,647.03 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $1,819.24 | $1,819.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,717.54 | $1,717.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $539.34 | $539.34 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $456.98 | $456.98 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $456.83 | $456.83 | Paid |
| Combined Rate | 2.3900% | 2.1989% | 1.9992% | 2.0528% | 2.1088% | +0.0560% | $9,636.96 | $9,636.96 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $4,647.03 | 48.2% |
| CJO City of Jonestown | 0.3981% | $1,819.24 | 18.9% |
| TCO Travis County | 0.3758% | $1,717.54 | 17.8% |
| THD Travis Central Health | 0.1180% | $539.34 | 5.6% |
| E01 Travis County ESD # 01 | 0.1000% | $456.98 | 4.7% |
| E07 Travis County ESD # 07 | 0.1000% | $456.83 | 4.7% |
| Total | 2.1088% | $9,636.96 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $661,837 | $456,980 | +44.8% |
| Assessed Value | $548,376 | $456,980 | +20.0% |
| Land Value | $661,837 | $456,980 | +44.8% |
| Improvement Value | — | — | — |
| Taxable Value | $548,376 | $456,980 | +20.0% |
| HS Cap Loss | -$113,461 | — | |
| Total Tax 2026 = estimate |
~$11,564
Estimated
|
~$9,637
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $661,837 | $661,837 | — | −$113,461 | $548,376 | $548,376 | Not yet — post-cert | Preliminary |
| 2025 | $456,980 | $456,980 | — | — | $456,980 | $456,980 | ~$9,637 | Partial |
| 2024 | $472,500 | $472,500 | — | — | $472,500 | $472,500 | $9,700 | Verified |
| 2023 | $450,000 | $472,500 | — | — | $450,000 | $450,000 | $8,997 | Verified |
| 2022 | $450,000 | $472,500 | — | — | $450,000 | $450,000 | $9,895 | Verified |
| 2021 | $165,000 | $165,000 | — | — | $165,000 | $165,000 | $3,943 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +44.8% | +20.0% | 82.9% | Not available | Partial |
| 2025 | -3.3% | -3.3% | ~100% | Not available | Partial |
| 2024 | +5.0% | +5.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +172.7% ! | +172.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +177.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +44.8% | +43.8% | +32.0% | +172.7% | 2022 | -3.3% | 2025 |
| Assessment Ratio | 82.9% | 97.1% | — | 100.0% | 2021 | 82.9% | 2026 |
| Effective Tax Rate (2025) | 2.1100% | 2.1100% | — | 2.1100% | 2025 | 2.1100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,637 | $8,434 | ~$30,566 | $9,895 | 2022 | $3,943 | 2021 |
Market value changed by 173% 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 | ~$873,785 | ~$873,785 | ~2.0385% | ~$17,813 | +32.0% |
| 2028 | ~$1,153,607 | ~$1,153,607 | ~1.9683% | ~$22,706 | +74.3% |
| 2029 | ~$1,523,040 | ~$1,523,040 | ~1.8980% | ~$28,907 | +130.1% |
| 2030 | ~$2,010,781 | ~$2,010,781 | ~1.8277% | ~$36,751 | +203.8% |
| 2031 | ~$2,654,716 | ~$2,654,716 | ~1.7574% | ~$46,654 | +301.1% |
| 2027 | ~$860,548 | ~$860,548 | ~2.1088% | ~$18,148 | +30.0% |
| 2028 | ~$1,118,920 | ~$1,118,920 | ~2.1088% | ~$23,596 | +69.1% |
| 2029 | ~$1,454,867 | ~$1,454,867 | ~2.1088% | ~$30,681 | +119.8% |
| 2030 | ~$1,891,678 | ~$1,891,678 | ~2.1088% | ~$39,892 | +185.8% |
| 2031 | ~$2,459,639 | ~$2,459,639 | ~2.1088% | ~$51,870 | +271.6% |
| 2027 | ~$887,021 | ~$887,021 | ~2.0034% | ~$17,771 | +34.0% |
| 2028 | ~$1,188,823 | ~$1,188,823 | ~1.8980% | ~$22,564 | +79.6% |
| 2029 | ~$1,593,310 | ~$1,593,310 | ~1.7925% | ~$28,561 | +140.7% |
| 2030 | ~$2,135,421 | ~$2,135,421 | ~1.6871% | ~$36,027 | +222.7% |
| 2031 | ~$2,861,980 | ~$2,861,980 | ~1.5817% | ~$45,268 | +332.4% |
In 2025, this property's market value of $456,980 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $456,980 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $472,500 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $450,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $450,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $165,000 | $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 | — |