SEMINOLE DR 78645
| Owner | ACUNA RAFAEL |
|---|---|
| Parcel ID | 0174830114 |
| Short ID | 970760 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 120,138 SF |
| Acres | 2.758 |
| Year Built | — |
| Legal | CANYON OAKS RPLT OF RSB LTS 6-8 & LT 3M (S&E PT LT 3M) & LT 4M LAGO VISTA TRAVIS PLAZA SUBD LOT 6A |
| Neighborhood | S9000WF |
| Land | $1,840,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,840,800 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,840,800 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,840,800 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,327,584 |
| Net Appraised (assessed) | $513,216 |
| Taxable Value | $513,216 |
|---|
Appreciation: Market value has risen +416.5% from $356,400 (2023) to $1,840,800 (2025), a CAGR of 127.3% over 2 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 +18.1%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.1307% in 2025 (+0.0473% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $10,935. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($513,216) is $1,327,584 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 ($1,840,800 land vs $0 improvements), about $15/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 $1,840,800, 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 +29.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $2,728,910 by 2031, with an estimated annual tax burden around $46,294. 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% | $5,218.89 | $5,218.89 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $2,155.51 | $2,155.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,928.90 | $1,928.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $605.71 | $605.71 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $513.22 | $513.22 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $513.05 | $513.05 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $10,935.28 | $10,935.28 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $5,218.89 | 47.7% |
| CLV City of Lago Vista | 0.4200% | $2,155.51 | 19.7% |
| TCO Travis County | 0.3758% | $1,928.90 | 17.6% |
| THD Travis Central Health | 0.1180% | $605.71 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $513.22 | 4.7% |
| E07 Travis County ESD # 07 | 0.1000% | $513.05 | 4.7% |
| Total | 2.1307% | $10,935.28 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $764,640 | $1,840,800 | -58.5% |
| Assessed Value | $615,859 | $513,216 | +20.0% |
| Land Value | $764,640 | $1,840,800 | -58.5% |
| Improvement Value | — | — | — |
| Taxable Value | $615,859 | $513,216 | +20.0% |
| HS Cap Loss | -$148,781 | — | |
| Total Tax 2026 = estimate |
~$13,122
Estimated
|
~$10,935
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $764,640 | $764,640 | — | −$148,781 | $615,859 | $615,859 | Not yet — post-cert | Preliminary |
| 2025 | $1,840,800 | $1,840,800 | — | −$1,327,584 | $513,216 | $513,216 | ~$10,935 | Partial |
| 2024 | $1,840,800 | $1,840,800 | — | −$1,413,120 | $427,680 | $427,680 | $8,910 | Verified |
| 2023 | $356,400 | $356,400 | — | — | $356,400 | $356,400 | $7,209 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -58.5% | +20.0% | 80.5% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 27.9% | Not available | Partial |
| 2024 | +416.5% ! | +20.0% | 23.2% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +416.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -58.5% | +119.3% | +29.0% | +416.5% | 2024 | -58.5% | 2026 |
| Assessment Ratio | 80.5% | 57.9% | — | 100.0% | 2023 | 23.2% | 2024 |
| Effective Tax Rate (2025) | 0.5900% | 0.5900% | — | 0.5900% | 2025 | 0.5900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,935 | $9,018 | ~$31,951 | $10,935 | 2025 | $7,209 | 2023 |
Market value changed by 416% 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 | ~$986,196 | ~$986,196 | ~2.0439% | ~$20,157 | +29.0% |
| 2028 | ~$1,271,950 | ~$1,271,950 | ~1.9570% | ~$24,892 | +66.3% |
| 2029 | ~$1,640,500 | ~$1,640,500 | ~1.8702% | ~$30,680 | +114.5% |
| 2030 | ~$2,115,840 | ~$2,115,840 | ~1.7833% | ~$37,732 | +176.7% |
| 2031 | ~$2,728,910 | ~$2,728,910 | ~1.6964% | ~$46,294 | +256.9% |
| 2027 | ~$970,904 | ~$970,904 | ~2.1307% | ~$20,687 | +27.0% |
| 2028 | ~$1,232,808 | ~$1,232,808 | ~2.1307% | ~$26,268 | +61.2% |
| 2029 | ~$1,565,361 | ~$1,565,361 | ~2.1307% | ~$33,354 | +104.7% |
| 2030 | ~$1,987,621 | ~$1,987,621 | ~2.1307% | ~$42,351 | +159.9% |
| 2031 | ~$2,523,787 | ~$2,523,787 | ~2.1307% | ~$53,775 | +230.1% |
| 2027 | ~$1,001,489 | ~$1,001,489 | ~2.0004% | ~$20,034 | +31.0% |
| 2028 | ~$1,311,703 | ~$1,311,703 | ~1.8702% | ~$24,531 | +71.5% |
| 2029 | ~$1,718,007 | ~$1,718,007 | ~1.7399% | ~$29,891 | +124.7% |
| 2030 | ~$2,250,164 | ~$2,250,164 | ~1.6096% | ~$36,218 | +194.3% |
| 2031 | ~$2,947,159 | ~$2,947,159 | ~1.4793% | ~$43,597 | +285.4% |
In 2025, this property's market value of $1,840,800 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 22× 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 | $1,840,800 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,840,800 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $356,400 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 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 | 2023–2024 | 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 | 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 | — |