17100 NORTHLAKE HILLS DR TX 78645
| Owner | NORTHLAKE MANAGEMENT LLC |
|---|---|
| Parcel ID | 0178550110 |
| Short ID | 458455 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 198,285 SF |
| Acres | 4.552 |
| Year Built | — |
| Legal | LOT 16 NORTHLAKE HILLS SEC 3 |
| Neighborhood | S02WF |
| Land | $850,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $850,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $755,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $755,600 |
| Value Limitation Adjustment (−) (homestead cap) | −$60,123 |
| Net Appraised (assessed) | $695,477 |
| Taxable Value | $695,477 |
|---|
| Total Due | $25.00 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +93.2% from $391,000 (2021) to $755,600 (2025), a CAGR of 17.9% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $14,666. Lago Vista ISD is the largest single contributor, at 48.2% of the total 2025 levy.
Assessment Gap: Assessed value ($695,477) is $60,123 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 112% of market value ($850,000 land vs $0 improvements), about $4/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 $755,600, 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 +16.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,847,826 by 2031, with an estimated annual tax burden around $32,474. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $25.00 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
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% | $7,072.31 | $7,072.31 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $2,768.69 | $2,768.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,613.92 | $2,613.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $820.82 | $820.82 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $695.48 | $695.48 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $695.25 | $695.25 | Paid |
| Combined Rate | 2.3900% | 2.1989% | 1.9992% | 2.0528% | 2.1088% | +0.0560% | $14,666.47 | $14,666.47 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $7,072.31 | 48.2% |
| CJO City of Jonestown | 0.3981% | $2,768.69 | 18.9% |
| TCO Travis County | 0.3758% | $2,613.92 | 17.8% |
| THD Travis Central Health | 0.1180% | $820.82 | 5.6% |
| E01 Travis County ESD # 01 | 0.1000% | $695.48 | 4.7% |
| E07 Travis County ESD # 07 | 0.1000% | $695.25 | 4.7% |
| Total | 2.1088% | $14,666.47 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $850,000 | $755,600 | +12.5% |
| Assessed Value | $834,572 | $695,477 | +20.0% |
| Land Value | $850,000 | $850,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $834,572 | $695,477 | +20.0% |
| HS Cap Loss | -$15,428 | — | |
| Total Tax 2026 = estimate |
~$17,600
Estimated
|
~$14,666
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $850,000 | $850,000 | — | −$15,428 | $834,572 | $834,572 | Not yet — post-cert | Preliminary |
| 2025 | $755,600 | $850,000 | — | −$60,123 | $695,477 | $695,477 | ~$14,666 | Partial |
| 2024 | $579,564 | $1,700,000 | — | — | $579,564 | $579,564 | $11,897 | Verified |
| 2023 | $579,564 | $680,000 | — | — | $579,564 | $579,564 | $11,587 | Verified |
| 2022 | $579,564 | $680,000 | — | — | $579,564 | $579,564 | $12,744 | Verified |
| 2021 | $391,000 | $391,000 | — | — | $391,000 | $391,000 | $9,345 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.5% | +20.0% | 98.2% | Not available | Partial |
| 2025 | +30.4% | +20.0% | 92.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +48.2% | +48.2% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +93.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.5% | +18.2% | +16.8% | +48.2% | 2022 | +0.0% | 2023 |
| Assessment Ratio | 98.2% | 98.4% | — | 100.0% | 2021 | 92.0% | 2025 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,666 | $12,048 | ~$26,032 | $14,666 | 2025 | $9,345 | 2021 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$992,813 | ~$992,813 | ~2.0385% | ~$20,239 | +16.8% |
| 2028 | ~$1,159,620 | ~$1,159,620 | ~1.9683% | ~$22,824 | +36.4% |
| 2029 | ~$1,354,454 | ~$1,354,454 | ~1.8980% | ~$25,707 | +59.3% |
| 2030 | ~$1,582,023 | ~$1,582,023 | ~1.8277% | ~$28,914 | +86.1% |
| 2031 | ~$1,847,826 | ~$1,847,826 | ~1.7574% | ~$32,474 | +117.4% |
| 2027 | ~$975,813 | ~$975,813 | ~2.1088% | ~$20,578 | +14.8% |
| 2028 | ~$1,120,248 | ~$1,120,248 | ~2.1088% | ~$23,624 | +31.8% |
| 2029 | ~$1,286,061 | ~$1,286,061 | ~2.1088% | ~$27,121 | +51.3% |
| 2030 | ~$1,476,418 | ~$1,476,418 | ~2.1088% | ~$31,135 | +73.7% |
| 2031 | ~$1,694,950 | ~$1,694,950 | ~2.1088% | ~$35,744 | +99.4% |
| 2027 | ~$1,009,813 | ~$1,009,813 | ~2.0034% | ~$20,231 | +18.8% |
| 2028 | ~$1,199,673 | ~$1,199,673 | ~1.8980% | ~$22,770 | +41.1% |
| 2029 | ~$1,425,229 | ~$1,425,229 | ~1.7925% | ~$25,548 | +67.7% |
| 2030 | ~$1,693,194 | ~$1,693,194 | ~1.6871% | ~$28,566 | +99.2% |
| 2031 | ~$2,011,540 | ~$2,011,540 | ~1.5817% | ~$31,816 | +136.7% |
In 2025, this property's market value of $755,600 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $755,600 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $579,564 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $579,564 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $579,564 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $391,000 | $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 |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |