18009 GLENVILLE CV TX 78738
| Owner | BELVEDERE HOMEOWNERS |
|---|---|
| Parcel ID | 0119950106 |
| Short ID | 729643 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,350,142 SF |
| Acres | 30.995 |
| Year Built | — |
| Legal | LOT 88 BLK A BELVEDERE PHS 1 (GREENBELT) (GREENBELT) |
| Neighborhood | P5107 |
| Land | $85,236 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $85,236 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $85,236 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $85,236 |
| Value Limitation Adjustment (−) (homestead cap) | −$38,594 |
| Net Appraised (assessed) | $46,642 |
| Taxable Value | $46,642 |
|---|
Appreciation: Market value has risen +131.1% from $36,884 (2021) to $85,236 (2025), a CAGR of 23.3% 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 $843. Lake Travis ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($46,642) is $38,594 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 ($85,236 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 $85,236, this parcel sits in the upper-middle (50th–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 +23.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $242,859 by 2030, with an estimated annual tax burden around $3,605. 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% | $484.94 | $484.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $175.30 | $175.30 | Paid |
| U1K Belvedere MUD | 0.2650% | 0.2225% | 0.2050% | 0.1925% | 0.1825% | -0.0100% | $85.12 | $85.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $55.05 | $55.05 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $42.16 | $42.16 | Paid |
| Combined Rate | 2.0643% | 1.9382% | 1.7675% | 1.7981% | 1.8065% | +0.0084% | $842.57 | $842.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $85,236 | $85,236 | +0.0% |
| Assessed Value | $55,970 | $46,642 | +20.0% |
| Land Value | $85,236 | $85,236 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $55,970 | $46,642 | +20.0% |
| HS Cap Loss | -$29,266 | — | |
| Total Tax 2026 = estimate |
~$1,011
Estimated
|
~$843
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $85,236 | $85,236 | +0 (+0.0%) |
| Taxable Value | $55,970 | $55,970 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $85,236 | $85,236 | — | −$29,266 | $55,970 | $55,970 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $85,236 | $85,236 | — | −$38,594 | $46,642 | $46,642 | ~$843 | Partial |
| 2024 | $— | — | — | — | $85,236 | $— | $699 | Verified |
| 2023 | $— | — | — | — | $85,236 | $— | $573 | Verified |
| 2022 | $— | — | — | — | $29,445 | $— | $571 | Verified |
| 2021 | $36,884 | — | — | −$7,439 | $29,445 | $— | $608 | 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% | 1.6500% | 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% | +65.5% | +23.3% | +131.1% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 65.7% | 66.7% | — | 79.8% | 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 |
$843 | $725 | ~$2,647 | $843 | 2025 | $608 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$105,092 | ~$105,092 | ~1.7420% | ~$1,831 | +23.3% |
| 2027 | ~$129,573 | ~$129,573 | ~1.6776% | ~$2,174 | +52.0% |
| 2028 | ~$159,758 | ~$159,758 | ~1.6131% | ~$2,577 | +87.4% |
| 2029 | ~$196,974 | ~$196,974 | ~1.5487% | ~$3,050 | +131.1% |
| 2030 | ~$242,859 | ~$242,859 | ~1.4842% | ~$3,605 | +184.9% |
| 2026 | ~$103,387 | ~$103,387 | ~1.8065% | ~$1,868 | +21.3% |
| 2027 | ~$125,404 | ~$125,404 | ~1.8065% | ~$2,265 | +47.1% |
| 2028 | ~$152,109 | ~$152,109 | ~1.8065% | ~$2,748 | +78.5% |
| 2029 | ~$184,501 | ~$184,501 | ~1.8065% | ~$3,333 | +116.5% |
| 2030 | ~$223,790 | ~$223,790 | ~1.8065% | ~$4,043 | +162.6% |
| 2026 | ~$106,797 | ~$106,797 | ~1.7098% | ~$1,826 | +25.3% |
| 2027 | ~$133,811 | ~$133,811 | ~1.6131% | ~$2,159 | +57.0% |
| 2028 | ~$167,659 | ~$167,659 | ~1.5164% | ~$2,542 | +96.7% |
| 2029 | ~$210,069 | ~$210,069 | ~1.4197% | ~$2,982 | +146.5% |
| 2030 | ~$263,206 | ~$263,206 | ~1.3231% | ~$3,482 | +208.8% |
In 2025, this property's market value of $85,236 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +0% above 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 | $85,236 | $24,862 | $85,028 | $363,420 | ↑ Above 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 | $36,884 | $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.