12004 PRESERVE VISTA TER TX 78738
| Owner | ONYX DEVELOPMENT PARTNERS LLC |
|---|---|
| Parcel ID | 0125550423 |
| Short ID | 474307 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 12,846 SF |
| Acres | 0.295 |
| Year Built | — |
| Legal | LOT 12 BLK B LAKE POINTE SEC 7 |
| Neighborhood | R6005 |
| Land | $210,575 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $210,575 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $210,575 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $210,575 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $210,575 |
| Taxable Value | $210,575 |
|---|
Appreciation: Market value has risen +65.2% from $127,500 (2021) to $210,575 (2025), a CAGR of 13.4% over 4 years. This is strong appreciation — well above typical inflation. 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 5 taxing entities is 1.7587% in 2025 (+0.0177% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,703. Lake Travis ISD is the largest single contributor, at 59.1% 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 100% of market value ($210,575 land vs $0 improvements), about $16/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 $210,575, 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 +13.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $394,255 by 2030, with an estimated annual tax burden around $6,733. 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 96% 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% | $2,189.35 | $2,189.35 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $791.44 | $791.44 | Paid |
| U6C Lake Pointe MUD | — | — | — | 0.1354% | 0.1347% | -0.0007% | $283.64 | $283.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $248.53 | $248.53 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $190.36 | $190.36 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.7410% | 1.7587% | +0.0177% | $3,703.32 | $3,703.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $985,554 | $210,575 | +368.0% |
| Assessed Value | $985,554 | $210,575 | +368.0% |
| Land Value | $421,150 | $210,575 | +100.0% |
| Improvement Value | $564,404 | — | — |
| Taxable Value | $985,554 | $210,575 | +368.0% |
| Total Tax 2026 = estimate |
~$17,333
Estimated
|
~$3,703
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $985,554 | $985,554 | +0 (+0.0%) |
| Taxable Value | $985,554 | $985,554 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $985,554 | $421,150 | $564,404 | — | $985,554 | $985,554 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $210,575 | $210,575 | — | — | $210,575 | $210,575 | ~$3,703 | Partial |
| 2024 | $— | — | — | — | $250,000 | $— | $4,353 | Verified |
| 2023 | $— | — | — | — | $250,000 | $— | $4,257 | Verified |
| 2022 | $— | — | — | — | $127,500 | $— | $2,437 | Verified |
| 2021 | $127,500 | — | — | — | $127,500 | $— | $2,564 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +368.0% ! | +368.0% | ~100% | Not available | Partial |
| 2025 | -15.8% | -15.8% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.7400% | Verified |
| 2023 | +96.1% ! | +96.1% | ~100% | 1.7000% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +65.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +368.0% | +216.6% | -4.5% | +368.0% | 2026 | +65.2% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.7600% | 1.7600% | — | 1.7600% | 2025 | 1.7600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,703 | $3,134 | ~$5,378 | $3,703 | 2025 | $2,564 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$238,716 | ~$238,716 | ~1.7485% | ~$4,174 | +13.4% |
| 2027 | ~$270,617 | ~$270,617 | ~1.7384% | ~$4,704 | +28.5% |
| 2028 | ~$306,782 | ~$306,782 | ~1.7282% | ~$5,302 | +45.7% |
| 2029 | ~$347,779 | ~$347,779 | ~1.7181% | ~$5,975 | +65.2% |
| 2030 | ~$394,255 | ~$394,255 | ~1.7079% | ~$6,733 | +87.2% |
| 2026 | ~$234,504 | ~$234,504 | ~1.7587% | ~$4,124 | +11.4% |
| 2027 | ~$261,153 | ~$261,153 | ~1.7587% | ~$4,593 | +24.0% |
| 2028 | ~$290,829 | ~$290,829 | ~1.7587% | ~$5,115 | +38.1% |
| 2029 | ~$323,878 | ~$323,878 | ~1.7587% | ~$5,696 | +53.8% |
| 2030 | ~$360,683 | ~$360,683 | ~1.7587% | ~$6,343 | +71.3% |
| 2026 | ~$242,927 | ~$242,927 | ~1.7434% | ~$4,235 | +15.4% |
| 2027 | ~$280,250 | ~$280,250 | ~1.7282% | ~$4,843 | +33.1% |
| 2028 | ~$323,307 | ~$323,307 | ~1.7130% | ~$5,538 | +53.5% |
| 2029 | ~$372,979 | ~$372,979 | ~1.6977% | ~$6,332 | +77.1% |
| 2030 | ~$430,282 | ~$430,282 | ~1.6825% | ~$7,240 | +104.3% |
In 2025, this property's market value of $210,575 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +148% 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 | $210,575 | $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 | $127,500 | $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.