FLAGLER DR TX 78738
| Owner | BELVEDERE HOMEOWNERS |
|---|---|
| Parcel ID | 0117970103 |
| Short ID | 748754 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 257,364 SF |
| Acres | 5.908 |
| Year Built | — |
| Legal | LOT 90 BLK A BELVEDERE PHS II (PRIVATE STREET) (PRIVATE STREET) |
| Neighborhood | P5107 |
| Land | $22,747 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $22,747 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $22,747 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $22,747 |
| Value Limitation Adjustment (−) (homestead cap) | −$10,299 |
| Net Appraised (assessed) | $12,448 |
| Taxable Value | $12,448 |
|---|
Appreciation: Market value has risen +223.5% from $7,031 (2021) to $22,747 (2025), a CAGR of 34.1% 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 $225. Lake Travis ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($12,448) is $10,299 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 ($22,747 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 $22,747, this parcel sits in the bottom quartile (<25th 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 +34.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $98,698 by 2030, with an estimated annual tax burden around $1,465. 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% | $129.42 | $129.42 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $46.79 | $46.79 | Paid |
| U1K Belvedere MUD | 0.2650% | 0.2225% | 0.2050% | 0.1925% | 0.1825% | -0.0100% | $22.72 | $22.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14.69 | $14.69 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $11.25 | $11.25 | Paid |
| Combined Rate | 2.0643% | 1.9382% | 1.7675% | 1.7981% | 1.8065% | +0.0084% | $224.87 | $224.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $22,747 | $22,747 | +0.0% |
| Assessed Value | $14,938 | $12,448 | +20.0% |
| Land Value | $22,747 | $22,747 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $14,938 | $12,448 | +20.0% |
| HS Cap Loss | -$7,809 | — | |
| Total Tax 2026 = estimate |
~$270
Estimated
|
~$225
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $22,747 | $22,747 | +0 (+0.0%) |
| Taxable Value | $14,938 | $14,938 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $22,747 | $22,747 | — | −$7,809 | $14,938 | $14,938 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $22,747 | $22,747 | — | −$10,299 | $12,448 | $12,448 | ~$225 | Partial |
| 2024 | $— | — | — | — | $22,747 | $— | $187 | Verified |
| 2023 | $— | — | — | — | $22,747 | $— | $153 | Verified |
| 2022 | $— | — | — | — | $7,858 | $— | $152 | Verified |
| 2021 | $7,031 | — | — | — | $7,858 ! | $— | $162 | 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% | 2.3100% | 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% | +111.8% | +34.1% | +223.5% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 65.7% | 77.4% | — | 111.8% | 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 |
$225 | $194 | ~$941 | $225 | 2025 | $162 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$30,507 | ~$30,507 | ~1.7420% | ~$531 | +34.1% |
| 2027 | ~$40,915 | ~$40,915 | ~1.6776% | ~$686 | +79.9% |
| 2028 | ~$54,872 | ~$54,872 | ~1.6131% | ~$885 | +141.2% |
| 2029 | ~$73,592 | ~$73,592 | ~1.5487% | ~$1,140 | +223.5% |
| 2030 | ~$98,698 | ~$98,698 | ~1.4842% | ~$1,465 | +333.9% |
| 2026 | ~$30,052 | ~$30,052 | ~1.8065% | ~$543 | +32.1% |
| 2027 | ~$39,703 | ~$39,703 | ~1.8065% | ~$717 | +74.5% |
| 2028 | ~$52,454 | ~$52,454 | ~1.8065% | ~$948 | +130.6% |
| 2029 | ~$69,300 | ~$69,300 | ~1.8065% | ~$1,252 | +204.7% |
| 2030 | ~$91,555 | ~$91,555 | ~1.8065% | ~$1,654 | +302.5% |
| 2026 | ~$30,962 | ~$30,962 | ~1.7098% | ~$529 | +36.1% |
| 2027 | ~$42,144 | ~$42,144 | ~1.6131% | ~$680 | +85.3% |
| 2028 | ~$57,364 | ~$57,364 | ~1.5164% | ~$870 | +152.2% |
| 2029 | ~$78,081 | ~$78,081 | ~1.4197% | ~$1,109 | +243.3% |
| 2030 | ~$106,280 | ~$106,280 | ~1.3231% | ~$1,406 | +367.2% |
In 2025, this property's market value of $22,747 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -73% 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 | $22,747 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $7,031 | $6,000 | $14,480 | $80,000 | ↓ Below 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.