17717 HUNTERS HOLLOW TX 78645
| Owner | BERZINS PAMELA & MATTHEW |
|---|---|
| Parcel ID | 0178580129 |
| Short ID | 911569 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 102,540 SF |
| Acres | 2.354 |
| Year Built | — |
| Legal | LOT 5 HUNTERS CREEK SUBD RESUB OF LOT 5 |
| Neighborhood | S02WF |
| Land | $836,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $836,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $836,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $836,600 |
| Value Limitation Adjustment (−) (homestead cap) | −$44,600 |
| Net Appraised (assessed) | $792,000 |
| Taxable Value | $792,000 |
|---|
Appreciation: Market value has risen +111.7% from $395,117 (2021) to $836,600 (2025), a CAGR of 20.6% 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 2.1088% in 2025 (+0.0560% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,702. Lago Vista ISD is the largest single contributor, at 48.2% of the total 2025 levy.
Assessment Gap: Assessed value ($792,000) is $44,600 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 ($836,600 land vs $0 improvements), about $8/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 $836,600, 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 +16.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,771,373 by 2031, with an estimated annual tax burden around $31,130. 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% | $8,053.85 | $8,053.85 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $3,152.95 | $3,152.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,976.69 | $2,976.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $934.74 | $934.74 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $792.00 | $792.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $791.74 | $791.74 | Paid |
| Combined Rate | 2.3900% | 2.1989% | 1.9992% | 2.0528% | 2.1088% | +0.0560% | $16,701.97 | $16,701.97 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $8,053.85 | 48.2% |
| CJO City of Jonestown | 0.3981% | $3,152.95 | 18.9% |
| TCO Travis County | 0.3758% | $2,976.69 | 17.8% |
| THD Travis Central Health | 0.1180% | $934.74 | 5.6% |
| E01 Travis County ESD # 01 | 0.1000% | $792.00 | 4.7% |
| E07 Travis County ESD # 07 | 0.1000% | $791.74 | 4.7% |
| Total | 2.1088% | $16,701.97 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $836,600 | $836,600 | +0.0% |
| Assessed Value | $836,600 | $792,000 | +5.6% |
| Land Value | $836,600 | $836,600 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $836,600 | $792,000 | +5.6% |
| Total Tax 2026 = estimate |
~$17,643
Estimated
|
~$16,702
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $836,600 | $836,600 | — | — | $836,600 | $836,600 | Not yet — post-cert | Preliminary |
| 2025 | $836,600 | $836,600 | — | −$44,600 | $792,000 | $792,000 | ~$16,702 | Partial |
| 2024 | $1,134,000 | $1,673,200 | — | −$474,000 | $660,000 | $660,000 | $13,549 | Verified |
| 2023 | $687,160 | $687,160 | — | — | $687,160 | $687,160 | $10,996 | Verified |
| 2022 | $687,160 | $687,160 | — | — | $687,160 | $687,160 | $15,110 | Verified |
| 2021 | $395,117 | $395,117 | — | — | $395,117 | $395,117 | $9,443 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +5.6% | ~100% | Not available | Partial |
| 2025 | -26.2% | +20.0% | 94.7% | Not available | Partial |
| 2024 | +65.0% | -4.0% | 58.2% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +73.9% | +73.9% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +111.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +22.5% | +16.2% | +73.9% | 2022 | -26.2% | 2025 |
| Assessment Ratio | 100.0% | 92.1% | — | 100.0% | 2021 | 58.2% | 2024 |
| Effective Tax Rate (2025) | 2.0000% | 2.0000% | — | 2.0000% | 2025 | 2.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,702 | $13,160 | ~$25,189 | $16,702 | 2025 | $9,443 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$972,022 | ~$972,022 | ~2.0385% | ~$19,815 | +16.2% |
| 2028 | ~$1,129,366 | ~$1,129,366 | ~1.9683% | ~$22,229 | +35.0% |
| 2029 | ~$1,312,179 | ~$1,312,179 | ~1.8980% | ~$24,905 | +56.8% |
| 2030 | ~$1,524,585 | ~$1,524,585 | ~1.8277% | ~$27,865 | +82.2% |
| 2031 | ~$1,771,373 | ~$1,771,373 | ~1.7574% | ~$31,130 | +111.7% |
| 2027 | ~$955,290 | ~$955,290 | ~2.1088% | ~$20,145 | +14.2% |
| 2028 | ~$1,090,820 | ~$1,090,820 | ~2.1088% | ~$23,004 | +30.4% |
| 2029 | ~$1,245,577 | ~$1,245,577 | ~2.1088% | ~$26,267 | +48.9% |
| 2030 | ~$1,422,290 | ~$1,422,290 | ~2.1088% | ~$29,994 | +70.0% |
| 2031 | ~$1,624,074 | ~$1,624,074 | ~2.1088% | ~$34,249 | +94.1% |
| 2027 | ~$988,754 | ~$988,754 | ~2.0034% | ~$19,809 | +18.2% |
| 2028 | ~$1,168,582 | ~$1,168,582 | ~1.8980% | ~$22,179 | +39.7% |
| 2029 | ~$1,381,114 | ~$1,381,114 | ~1.7925% | ~$24,757 | +65.1% |
| 2030 | ~$1,632,301 | ~$1,632,301 | ~1.6871% | ~$27,539 | +95.1% |
| 2031 | ~$1,929,171 | ~$1,929,171 | ~1.5817% | ~$30,514 | +130.6% |
In 2025, this property's market value of $836,600 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 | $836,600 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,134,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $687,160 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $687,160 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $395,117 | $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 | — |