WESTLAKE DR 78746
| Owner | TIRRES GROUP LLC |
|---|---|
| Parcel ID | 0113130129 |
| Short ID | 978040 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 54,450 SF |
| Acres | 1.250 |
| Year Built | — |
| Legal | MOORE ESTATES SUBD LOT 3 |
| Neighborhood | M5700 |
| Land | $1,095,417 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,095,417 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,095,417 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,095,417 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,095,417 |
| Taxable Value | $1,095,417 |
|---|
Tax Burden: The combined rate across 5 taxing entities is 1.5787% in 2025 (-0.0089% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $17,293. Eanes ISD is the largest single contributor, at 52.7% 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 100% of market value ($1,095,417 land vs $0 improvements), about $20/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 $1,095,417, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, 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.
No delinquent taxes on record.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $9,116.06 | $9,116.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,117.07 | $4,117.07 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $1,936.51 | $1,936.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,292.84 | $1,292.84 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $830.33 | $830.33 | Paid |
| Combined Rate | 1.6893% | 1.6445% | 1.5454% | 1.5875% | 1.5787% | -0.0089% | $17,292.81 | $17,292.81 | Paid |
| 2026 Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | — | $1,095,417 | — |
| Assessed Value | — | $1,095,417 | — |
| Land Value | — | $1,095,417 | — |
| Improvement Value | — | — | — |
| Taxable Value | — | $1,095,417 | — |
| Total Tax | Pending certification |
~$17,293
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2025 | $1,095,417 | $1,095,417 | — | — | $1,095,417 | $1,095,417 | ~$17,293 | Partial |
| 2024 | $— | — | — | — | $1,000,000 | $— | $15,875 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2025 | +9.5% | +9.5% | ~100% | Not available | Partial |
| 2024 | base year | — | ~100% | 1.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | — | — | — | — | — | — | — |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,293 | $17,293 | — | $17,293 | 2025 | $17,293 | 2025 |
In 2025, this property's market value of $1,095,417 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 13× the county median of $85,028. 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 | $1,095,417 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
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.