LAKE SHORE DR TX 78746
| Owner | EMERALD APARTMENT LIMITED |
|---|---|
| Parcel ID | 0117110301 |
| Short ID | 117324 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 58,806 SF |
| Acres | 1.350 |
| Year Built | — |
| Legal | ABS 21 SUR 1 SPARKS W ACR 1.35 |
| Neighborhood | M5700 |
| Land | $1,398,788 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,398,788 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,169,828 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,169,828 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,169,828 |
| Taxable Value | $1,169,828 |
|---|
Appreciation: Market value has risen +66.4% from $703,100 (2021) to $1,169,828 (2025), a CAGR of 13.6% 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 4 taxing entities is 1.4019% in 2025 (-0.0070% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $16,399. Eanes ISD is the largest single contributor, at 59.4% 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 120% of market value ($1,398,788 land vs $0 improvements), about $24/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 $1,169,828, 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.
Forward Outlook: Holding the +13.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,210,564 by 2030, with an estimated annual tax burden around $25,219. 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.
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% | $9,735.31 | $9,735.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,396.74 | $4,396.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,380.67 | $1,380.67 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $886.73 | $886.73 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $16,399.45 | $16,399.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,365,050 | $1,169,828 | +16.7% |
| Assessed Value | $1,365,050 | $1,169,828 | +16.7% |
| Land Value | $1,365,050 | $1,398,788 | -2.4% |
| Improvement Value | — | — | — |
| Taxable Value | $1,365,050 | $1,169,828 | +16.7% |
| Total Tax 2026 = estimate |
~$19,136
Estimated
|
~$16,399
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,365,050 | $1,365,050 | +0 (+0.0%) |
| Taxable Value | $1,365,050 | $1,365,050 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,365,050 | $1,365,050 | — | — | $1,365,050 | $1,365,050 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,169,828 | $1,398,788 | — | — | $1,169,828 | $1,169,828 | ~$16,399 | Partial |
| 2024 | $— | — | — | — | $1,080,000 | $— | $15,216 | Verified |
| 2023 | $— | — | — | — | $1,080,000 | $— | $14,762 | Verified |
| 2022 | $— | — | — | — | $1,100,000 | $— | $16,435 | Verified |
| 2021 | $703,100 | — | — | — | $703,100 | $— | $11,325 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +16.7% | +16.7% | ~100% | Not available | Partial |
| 2025 | +8.3% | +8.3% | ~100% | Not available | Partial |
| 2024 | -13.6% | -13.6% | ~100% | 1.4100% | Verified |
| 2023 | +13.6% | +13.6% | ~100% | 1.1800% | Verified |
| 2022 | +56.4% | +56.4% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +66.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +16.7% | +41.6% | +10.3% | +66.4% | 2025 | +16.7% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4000% | 1.4000% | — | 1.4000% | 2025 | 1.4000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,399 | $13,862 | ~$21,458 | $16,399 | 2025 | $11,325 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,328,612 | ~$1,328,612 | ~1.3497% | ~$17,932 | +13.6% |
| 2027 | ~$1,508,949 | ~$1,508,949 | ~1.2975% | ~$19,578 | +29.0% |
| 2028 | ~$1,713,763 | ~$1,713,763 | ~1.2453% | ~$21,341 | +46.5% |
| 2029 | ~$1,946,377 | ~$1,946,377 | ~1.1931% | ~$23,221 | +66.4% |
| 2030 | ~$2,210,564 | ~$2,210,564 | ~1.1409% | ~$25,219 | +89.0% |
| 2026 | ~$1,305,216 | ~$1,305,216 | ~1.4019% | ~$18,297 | +11.6% |
| 2027 | ~$1,456,272 | ~$1,456,272 | ~1.4019% | ~$20,415 | +24.5% |
| 2028 | ~$1,624,811 | ~$1,624,811 | ~1.4019% | ~$22,778 | +38.9% |
| 2029 | ~$1,812,855 | ~$1,812,855 | ~1.4019% | ~$25,414 | +55.0% |
| 2030 | ~$2,022,662 | ~$2,022,662 | ~1.4019% | ~$28,355 | +72.9% |
| 2026 | ~$1,352,009 | ~$1,352,009 | ~1.3236% | ~$17,895 | +15.6% |
| 2027 | ~$1,562,561 | ~$1,562,561 | ~1.2453% | ~$19,458 | +33.6% |
| 2028 | ~$1,805,903 | ~$1,805,903 | ~1.1670% | ~$21,074 | +54.4% |
| 2029 | ~$2,087,142 | ~$2,087,142 | ~1.0887% | ~$22,722 | +78.4% |
| 2030 | ~$2,412,179 | ~$2,412,179 | ~1.0103% | ~$24,371 | +106.2% |
In 2025, this property's market value of $1,169,828 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 14× 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 | $1,169,828 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +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 | $703,100 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | 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.