W REED PARKS RD TX 78645
| Owner | KAROUKIN PAVEL & DARYA |
|---|---|
| Parcel ID | 0180580218 |
| Short ID | 770143 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 113,997 SF |
| Acres | 2.617 |
| Year Built | — |
| Legal | LOT 37B NORTHLAKE HILLS ESTATES TRACT 37 |
| Neighborhood | S06AC |
| Land | $836,418 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $836,418 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $836,418 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $836,418 |
| Value Limitation Adjustment (−) (homestead cap) | −$729,135 |
| Net Appraised (assessed) | $107,283 |
| Exemptions on file | HS |
|---|---|
| Taxable Value | $107,283 |
Appreciation: Market value has risen +1041.5% from $73,276 (2021) to $836,418 (2025), a CAGR of 83.8% 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 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 $2,262. Lago Vista ISD is the largest single contributor, at 40.2% of the total 2025 levy.
Assessment Gap: Assessed value ($107,283) is $729,135 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 ($836,418 land vs $0 improvements), about $7/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 $836,418, 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 +28.8% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $921,646 by 2031, with an estimated annual tax burden around $3,340. 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% | $660.01 | $660.01 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $341.67 | $341.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $322.57 | $322.57 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $107.28 | $107.28 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $107.25 | $107.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $101.29 | $101.29 | Paid |
| Combined Rate | 2.3900% | 2.1989% | 1.9992% | 2.0528% | 2.1088% | +0.0560% | $1,640.07 | $1,640.07 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $660.01 | 40.2% |
| CJO City of Jonestown | 0.3981% | $341.67 | 20.8% |
| TCO Travis County | 0.3758% | $322.57 | 19.7% |
| E01 Travis County ESD # 01 | 0.1000% | $107.28 | 6.5% |
| E07 Travis County ESD # 07 | 0.1000% | $107.25 | 6.5% |
| THD Travis Central Health | 0.1180% | $101.29 | 6.2% |
| Total | 2.1088% | $1,640.07 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $259,874 | $836,418 | -68.9% |
| Assessed Value | $118,011 | $107,283 | +10.0% |
| Land Value | $259,874 | $836,418 | -68.9% |
| Improvement Value | — | — | — |
| Taxable Value | $118,011 | $107,283 | +10.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$141,863 | — | |
| Total Tax 2026 = estimate |
~$2,489
Estimated
|
~$1,640
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $259,874 | $259,874 | — | −$141,863 | $118,011 | $118,011 | Not yet — post-cert | Preliminary |
| 2025 | $836,418 | $836,418 | — | −$729,135 | $107,283 | $107,283 | ~$1,640 | Partial |
| 2024 | $300,000 | $825,000 | — | −$202,470 | $97,530 | $78,024 | $1,487 | Verified |
| 2023 | $825,000 | $825,000 | — | −$736,336 | $88,664 | $70,931 | $728 | Verified |
| 2022 | $574,211 | $574,211 | — | — | $574,211 | $574,211 | $973 | Verified |
| 2021 | $73,276 | $73,276 | — | — | $73,276 | $73,276 | $1,130 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -68.9% | +10.0% | 45.4% | Not available | Partial |
| 2025 | +178.8% ! | +10.0% | 12.8% | Not available | Partial |
| 2024 | -63.6% | +10.0% | 32.5% | No billing data | Verified |
| 2023 | +43.7% | -84.6% | 10.8% | No billing data | Verified |
| 2022 | +683.6% ! | +683.6% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1041.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -68.9% | +154.7% | +28.8% | +683.6% | 2022 | -68.9% | 2026 |
| Assessment Ratio | 45.4% | 50.2% | — | 100.0% | 2021 | 10.7% | 2023 |
| Effective Tax Rate (2025) | 0.2000% | 0.2000% | — | 0.2000% | 2025 | 0.2000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,640 | $1,192 | ~$2,987 | $1,640 | 2025 | $728 | 2023 |
Market value changed by 684% 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 | ~$334,752 | ~$129,812 | ~2.0385% | ~$2,646 | +28.8% |
| 2028 | ~$431,204 | ~$142,793 | ~1.9683% | ~$2,811 | +65.9% |
| 2029 | ~$555,448 | ~$157,073 | ~1.8980% | ~$2,981 | +113.7% |
| 2030 | ~$715,490 | ~$172,780 | ~1.8277% | ~$3,158 | +175.3% |
| 2031 | ~$921,646 | ~$190,058 | ~1.7574% | ~$3,340 | +254.7% |
| 2027 | ~$329,554 | ~$129,812 | ~2.1088% | ~$2,738 | +26.8% |
| 2028 | ~$417,918 | ~$142,793 | ~2.1088% | ~$3,011 | +60.8% |
| 2029 | ~$529,975 | ~$157,073 | ~2.1088% | ~$3,312 | +103.9% |
| 2030 | ~$672,079 | ~$172,780 | ~2.1088% | ~$3,644 | +158.6% |
| 2031 | ~$852,284 | ~$190,058 | ~2.1088% | ~$4,008 | +228.0% |
| 2027 | ~$339,949 | ~$129,812 | ~2.0034% | ~$2,601 | +30.8% |
| 2028 | ~$444,699 | ~$142,793 | ~1.8980% | ~$2,710 | +71.1% |
| 2029 | ~$581,724 | ~$157,073 | ~1.7925% | ~$2,816 | +123.8% |
| 2030 | ~$760,972 | ~$172,780 | ~1.6871% | ~$2,915 | +192.8% |
| 2031 | ~$995,451 | ~$190,058 | ~1.5817% | ~$3,006 | +283.1% |
In 2025, this property's market value of $836,418 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 | $836,418 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $300,000 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $825,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $574,211 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $73,276 | $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 | — |