REED PARKS RD 78645
| Owner | KAPOOR BHARAT |
|---|---|
| Parcel ID | 0182580310 |
| Short ID | 968049 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 381,150 SF |
| Acres | 8.750 |
| Year Built | — |
| Legal | NORTHLAKE HILLS ESTATE TRACT 33 SUBD RPLT LTS 1,2A&3A LOT 1B |
| Neighborhood | _RGN130 |
| Land | $1,471,903 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,471,903 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $747,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $747,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $747,000 |
| Taxable Value | $747,000 |
|---|
Appreciation: Market value has risen +6.4% from $701,925 (2023) to $747,000 (2025), a CAGR of 3.2% over 2 years. Growth has been relatively flat for this asset class. 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 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 $15,753. 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 197% of market value ($1,471,903 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 $747,000, 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 +0.5% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $729,559 by 2031, with an estimated annual tax burden around $12,821. 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% | $7,596.24 | $7,596.24 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $2,973.81 | $2,973.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,807.56 | $2,807.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $881.63 | $881.63 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $747.00 | $747.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $746.75 | $746.75 | Paid |
| Combined Rate | 2.3900% | 2.1989% | 1.9992% | 2.0528% | 2.1088% | +0.0560% | $15,752.99 | $15,752.99 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $7,596.24 | 48.2% |
| CJO City of Jonestown | 0.3981% | $2,973.81 | 18.9% |
| TCO Travis County | 0.3758% | $2,807.56 | 17.8% |
| THD Travis Central Health | 0.1180% | $881.63 | 5.6% |
| E01 Travis County ESD # 01 | 0.1000% | $747.00 | 4.7% |
| E07 Travis County ESD # 07 | 0.1000% | $746.75 | 4.7% |
| Total | 2.1088% | $15,752.99 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $712,163 | $747,000 | -4.7% |
| Assessed Value | $712,163 | $747,000 | -4.7% |
| Land Value | $712,163 | $1,471,903 | -51.6% |
| Improvement Value | — | — | — |
| Taxable Value | $712,163 | $747,000 | -4.7% |
| Total Tax 2026 = estimate |
~$15,018
Estimated
|
~$15,753
Partial
|
ⓘ |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $712,163 | $712,163 | — | — | $712,163 | $712,163 | Not yet — post-cert | Preliminary |
| 2025 | $747,000 | $1,471,903 | — | — | $747,000 | $747,000 | ~$15,753 | Partial |
| 2024 | $1,471,903 | $1,471,903 | — | −$629,593 | $842,310 | $842,310 | $17,291 | Verified |
| 2023 | $701,925 | $701,925 | — | — | $701,925 | $701,925 | $14,033 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.7% | -4.7% | ~100% | Not available | Partial |
| 2025 | -49.2% | -11.3% | ~100% | Not available | Partial |
| 2024 | +109.7% ! | +20.0% | 57.2% | No billing data | Verified |
| 2023 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.7% | +18.6% | +0.5% | +109.7% | 2024 | -49.2% | 2025 |
| Assessment Ratio | 100.0% | 89.3% | — | 100.0% | 2023 | 57.2% | 2024 |
| 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 |
$15,753 | $15,692 | ~$13,709 | $17,291 | 2024 | $14,033 | 2023 |
Market value changed by 110% 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 | ~$715,609 | ~$715,609 | ~2.0385% | ~$14,588 | +0.5% |
| 2028 | ~$719,071 | ~$719,071 | ~1.9683% | ~$14,153 | +1.0% |
| 2029 | ~$722,550 | ~$722,550 | ~1.8980% | ~$13,714 | +1.5% |
| 2030 | ~$726,046 | ~$726,046 | ~1.8277% | ~$13,270 | +1.9% |
| 2031 | ~$729,559 | ~$729,559 | ~1.7574% | ~$12,821 | +2.4% |
| 2027 | ~$701,365 | ~$701,365 | ~2.1088% | ~$14,791 | -1.5% |
| 2028 | ~$690,732 | ~$690,732 | ~2.1088% | ~$14,566 | -3.0% |
| 2029 | ~$680,259 | ~$680,259 | ~2.1088% | ~$14,346 | -4.5% |
| 2030 | ~$669,945 | ~$669,945 | ~2.1088% | ~$14,128 | -5.9% |
| 2031 | ~$659,788 | ~$659,788 | ~2.1088% | ~$13,914 | -7.4% |
| 2027 | ~$729,852 | ~$729,852 | ~2.0034% | ~$14,622 | +2.5% |
| 2028 | ~$747,980 | ~$747,980 | ~1.8980% | ~$14,196 | +5.0% |
| 2029 | ~$766,559 | ~$766,559 | ~1.7925% | ~$13,741 | +7.6% |
| 2030 | ~$785,599 | ~$785,599 | ~1.6871% | ~$13,254 | +10.3% |
| 2031 | ~$805,112 | ~$805,112 | ~1.5817% | ~$12,734 | +13.1% |
In 2025, this property's market value of $747,000 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 | $747,000 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,471,903 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $701,925 | $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 | — |