17109 FLAGLER DR TX 78738
| Owner | BELVEDERE HOMEOWNERS |
|---|---|
| Parcel ID | 0115970603 |
| Short ID | 772837 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 600,954 SF |
| Acres | 13.796 |
| Year Built | — |
| Legal | LOT 1 BLK A BELVEDERE PHS IV (GREENBELT, DRAINAGE ESMT & WATER QUALITY ESMT) (GREENBELT, DRAINAGE ESMT & WATER QUALITY ESMT) |
| Neighborhood | P5107 |
| Land | $45,527 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $45,527 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $45,527 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $45,527 |
| Value Limitation Adjustment (−) (homestead cap) | −$20,615 |
| Net Appraised (assessed) | $24,912 |
| Taxable Value | $24,912 |
|---|
Appreciation: Market value has risen +177.3% from $16,417 (2021) to $45,527 (2025), a CAGR of 29.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), 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 +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.8065% in 2025 (+0.0084% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $450. Lake Travis ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($24,912) is $20,615 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 ($45,527 land vs $0 improvements), about $0/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 $45,527, this parcel sits in the lower-middle (25th–50th 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.
Forward Outlook: Holding the +29.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $162,925 by 2030, with an estimated annual tax burden around $2,418. 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.
Market value changed by 189% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $259.01 | $259.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $93.63 | $93.63 | Paid |
| U1K Belvedere MUD | 0.2650% | 0.2225% | 0.2050% | 0.1925% | 0.1825% | -0.0100% | $45.46 | $45.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $29.40 | $29.40 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $22.52 | $22.52 | Paid |
| Combined Rate | 2.0643% | 1.9382% | 1.7675% | 1.7981% | 1.8065% | +0.0084% | $450.02 | $450.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $45,527 | $45,527 | +0.0% |
| Assessed Value | $29,894 | $24,912 | +20.0% |
| Land Value | $45,527 | $45,527 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $29,894 | $24,912 | +20.0% |
| HS Cap Loss | -$15,633 | — | |
| Total Tax 2026 = estimate |
~$540
Estimated
|
~$450
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $45,527 | $45,527 | +0 (+0.0%) |
| Taxable Value | $29,894 | $29,894 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $45,527 | $45,527 | — | −$15,633 | $29,894 | $29,894 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $45,527 | $45,527 | — | −$20,615 | $24,912 | $24,912 | ~$450 | Partial |
| 2024 | $— | — | — | — | $45,527 | $— | $373 | Verified |
| 2023 | $— | — | — | — | $45,527 | $— | $306 | Verified |
| 2022 | $— | — | — | — | $15,727 | $— | $305 | Verified |
| 2021 | $16,417 | — | — | −$690 | $15,727 | $— | $325 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 65.7% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 54.7% | Not available | Partial |
| 2024 | +0.0% | -54.4% | 45.6% | 0.8200% | Verified |
| 2023 | +189.5% ! | +189.5% | ~100% | 0.6700% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 1.9800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +189.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +88.7% | +29.0% | +177.3% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 65.7% | 72.1% | — | 95.8% | 2021 | 54.7% | 2025 |
| Effective Tax Rate (2025) | 0.9900% | 0.9900% | — | 0.9900% | 2025 | 0.9900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$450 | $387 | ~$1,649 | $450 | 2025 | $325 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$58,751 | ~$58,751 | ~1.7420% | ~$1,023 | +29.0% |
| 2027 | ~$75,815 | ~$75,815 | ~1.6776% | ~$1,272 | +66.5% |
| 2028 | ~$97,836 | ~$97,836 | ~1.6131% | ~$1,578 | +114.9% |
| 2029 | ~$126,254 | ~$126,254 | ~1.5487% | ~$1,955 | +177.3% |
| 2030 | ~$162,925 | ~$162,925 | ~1.4842% | ~$2,418 | +257.9% |
| 2026 | ~$57,840 | ~$57,840 | ~1.8065% | ~$1,045 | +27.0% |
| 2027 | ~$73,483 | ~$73,483 | ~1.8065% | ~$1,327 | +61.4% |
| 2028 | ~$93,358 | ~$93,358 | ~1.8065% | ~$1,686 | +105.1% |
| 2029 | ~$118,607 | ~$118,607 | ~1.8065% | ~$2,143 | +160.5% |
| 2030 | ~$150,685 | ~$150,685 | ~1.8065% | ~$2,722 | +231.0% |
| 2026 | ~$59,661 | ~$59,661 | ~1.7098% | ~$1,020 | +31.0% |
| 2027 | ~$78,184 | ~$78,184 | ~1.6131% | ~$1,261 | +71.7% |
| 2028 | ~$102,456 | ~$102,456 | ~1.5164% | ~$1,554 | +125.0% |
| 2029 | ~$134,265 | ~$134,265 | ~1.4197% | ~$1,906 | +194.9% |
| 2030 | ~$175,948 | ~$175,948 | ~1.3231% | ~$2,328 | +286.5% |
In 2025, this property's market value of $45,527 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -46% below 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 | $45,527 | $24,862 | $85,028 | $363,420 | ↓ Below median | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $16,417 | $6,000 | $14,480 | $80,000 | ↑ Above median | base yr |
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.