2208 WESTLAKE DR TX 78746
| Owner | TURNER ROBERT & JILL |
|---|---|
| Parcel ID | 0119090822 |
| Short ID | 495053 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 54,319 SF |
| Acres | 1.247 |
| Year Built | — |
| Legal | LOT 4 BLK C SUMMIT AT WEST RIM ON MOUNT LARSON BLK C THE TITLE CANCELED TO REAL ESTATE |
| Neighborhood | M6300 |
| Land | $820,744 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $820,744 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $820,744 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $820,744 |
| Value Limitation Adjustment (−) (homestead cap) | −$64,744 |
| Net Appraised (assessed) | $756,000 |
| Taxable Value | $756,000 |
|---|
Appreciation: Market value has risen +30.3% from $630,000 (2021) to $820,744 (2025), a CAGR of 6.8% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), 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 $10,598. Eanes ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($756,000) is $64,744 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 ($820,744 land vs $0 improvements), about $15/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 $820,744, 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 +6.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,142,330 by 2030, with an estimated annual tax burden around $13,032. 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 91% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $6,291.43 | $6,291.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,841.39 | $2,841.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $892.25 | $892.25 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $573.05 | $573.05 | Paid |
| Combined Rate | 1.6107% | 1.4941% | 1.3668% | 1.4089% | 1.4019% | -0.0070% | $10,598.12 | $10,598.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,060,798 | $820,744 | +29.2% |
| Assessed Value | $907,200 | $756,000 | +20.0% |
| Land Value | $1,060,798 | $820,744 | +29.2% |
| Improvement Value | — | — | — |
| Taxable Value | $907,200 | $756,000 | +20.0% |
| HS Cap Loss | -$153,598 | — | |
| Total Tax 2026 = estimate |
~$12,718
Estimated
|
~$10,598
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,060,798 | $1,060,798 | +0 (+0.0%) |
| Taxable Value | $907,200 | $907,200 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,060,798 | $1,060,798 | — | −$153,598 | $907,200 | $907,200 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $820,744 | $820,744 | — | −$64,744 | $756,000 | $756,000 | ~$10,598 | Partial |
| 2024 | $— | — | — | — | $630,000 | $— | $8,876 | Verified |
| 2023 | $— | — | — | — | $630,000 | $— | $8,611 | Verified |
| 2022 | $— | — | — | — | $630,000 | $— | $9,413 | Verified |
| 2021 | $630,000 | — | — | −$300,000 | $330,000 | $— | $5,315 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +29.2% | +20.0% | 85.5% | Not available | Partial |
| 2025 | +30.3% | +20.0% | 92.1% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.4100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.3700% | Verified |
| 2022 | +90.9% ! | +90.9% | ~100% | 1.4900% | Verified |
| 2021 | base year | — | ~100% | 0.8400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +148.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +29.2% | +29.8% | +2.0% | +30.3% | 2025 | +29.2% | 2026 |
| Assessment Ratio | 85.5% | 76.7% | — | 92.1% | 2025 | 52.4% | 2021 |
| Effective Tax Rate (2025) | 1.2900% | 1.2900% | — | 1.2900% | 2025 | 1.2900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,598 | $7,957 | ~$12,448 | $10,598 | 2025 | $5,315 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$876,848 | ~$876,848 | ~1.3497% | ~$11,835 | +6.8% |
| 2027 | ~$936,788 | ~$936,788 | ~1.2975% | ~$12,154 | +14.1% |
| 2028 | ~$1,000,825 | ~$1,000,825 | ~1.2453% | ~$12,463 | +21.9% |
| 2029 | ~$1,069,239 | ~$1,069,239 | ~1.1931% | ~$12,757 | +30.3% |
| 2030 | ~$1,142,330 | ~$1,142,330 | ~1.1409% | ~$13,032 | +39.2% |
| 2026 | ~$860,434 | ~$860,434 | ~1.4019% | ~$12,062 | +4.8% |
| 2027 | ~$902,042 | ~$902,042 | ~1.4019% | ~$12,645 | +9.9% |
| 2028 | ~$945,663 | ~$945,663 | ~1.4019% | ~$13,257 | +15.2% |
| 2029 | ~$991,394 | ~$991,394 | ~1.4019% | ~$13,898 | +20.8% |
| 2030 | ~$1,039,335 | ~$1,039,335 | ~1.4019% | ~$14,570 | +26.6% |
| 2026 | ~$893,263 | ~$893,263 | ~1.3236% | ~$11,823 | +8.8% |
| 2027 | ~$972,190 | ~$972,190 | ~1.2453% | ~$12,106 | +18.5% |
| 2028 | ~$1,058,091 | ~$1,058,091 | ~1.1670% | ~$12,347 | +28.9% |
| 2029 | ~$1,151,582 | ~$1,151,582 | ~1.0887% | ~$12,537 | +40.3% |
| 2030 | ~$1,253,333 | ~$1,253,333 | ~1.0103% | ~$12,663 | +52.7% |
In 2025, this property's market value of $820,744 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $820,744 | $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 | $630,000 | $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.