3503 WILD CHERRY DR 3B TX 78738
| Owner | ACF REAL ESTATE LLC |
|---|---|
| Parcel ID | 0127730513 |
| Short ID | 940362 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,924 SF |
| Land SF | 12,637 SF |
| Acres | 0.290 |
| Year Built | 2021 |
| Legal | UNT MASTER 3B CHERRY PEAK OFFICE PARK CONDOMINIUM AMD PLUS 5.6309 % INT IN COM AREA |
| Neighborhood | 23SW06 |
| Land | $252,744 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $252,744 |
| Improvement | $638,086 |
|---|---|
| Total Improvement | $638,086 |
| Market | $890,830 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $890,830 |
| Value Limitation Adjustment (−) (homestead cap) | −$106,781 |
| Net Appraised (assessed) | $784,049 |
| Taxable Value | $784,049 |
|---|
Appreciation: Market value has risen +111.4% from $421,363 (2023) to $890,830 (2025), a CAGR of 45.4% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→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 +18.9%, so this parcel has outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.8496% in 2025 (+0.0309% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $14,502. Lake Travis ISD is the largest single contributor, at 56.2% of the total 2025 levy.
Assessment Gap: Assessed value ($784,049) is $106,781 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 28% of market value ($252,744 land vs $638,086 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $890,830, 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 +45.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,789,498 by 2030, with an estimated annual tax burden around $20,815. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,924 SF | ✓ |
Market value changed by 97% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $8,151.76 | $8,151.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,946.81 | $2,946.81 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $1,330.06 | $1,330.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $925.36 | $925.36 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $708.77 | $708.77 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $439.07 | $439.07 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $14,501.83 | $14,501.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $880,296 | $890,830 | -1.2% |
| Assessed Value | $880,296 | $784,049 | +12.3% |
| Land Value | $252,744 | $252,744 | +0.0% |
| Improvement Value | $627,552 | $638,086 | -1.7% |
| Taxable Value | $880,296 | $784,049 | +12.3% |
| Total Tax 2026 = estimate |
~$16,282
Estimated
|
~$14,502
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $880,296 | $880,296 | +0 (+0.0%) |
| Taxable Value | $880,296 | $880,296 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $880,296 | $252,744 | $627,552 | — | $880,296 | $880,296 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $890,830 | $252,744 | $638,086 | −$106,781 | $784,049 | $784,049 | ~$14,502 | Partial |
| 2024 | $490,400 | — | — | −$237,656 | $252,744 | $— | $11,883 | Verified |
| 2023 | $421,363 | — | — | — | — | $— | $8,630 | Verified |
| 2022 | $— | — | — | — | — | $— | $8,002 | Verified |
| 2021 | $— | — | — | — | $140,972 | $— | $2,834 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.2% | +12.3% | ~100% | Not available | Partial |
| 2025 | +26.8% | +11.6% | 88.0% | Not available | Partial |
| 2024 | +32.7% | +32.7% | ~100% | 1.6900% | Verified |
| 2023 | +25.7% | +25.7% | ~100% | 1.6300% | Verified |
| 2022 | +97.3% ! | +97.3% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +317.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.2% | +32.3% | +45.7% | +81.7% | 2025 | -1.2% | 2026 |
| Assessment Ratio | 100.0% | 79.8% | — | 100.0% | 2026 | 51.5% | 2024 |
| Effective Tax Rate (2025) | 1.6300% | 1.6300% | — | 1.6300% | 2025 | 1.6300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,502 | $11,672 | ~$18,126 | $14,502 | 2025 | $8,630 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,295,281 | ~$862,454 | ~1.8094% | ~$15,605 | +45.4% |
| 2027 | ~$1,883,360 | ~$948,699 | ~1.7691% | ~$16,784 | +111.4% |
| 2028 | ~$2,738,435 | ~$1,043,569 | ~1.7289% | ~$18,042 | +207.4% |
| 2029 | ~$3,981,729 | ~$1,147,926 | ~1.6886% | ~$19,384 | +347.0% |
| 2030 | ~$5,789,498 | ~$1,262,719 | ~1.6484% | ~$20,815 | +549.9% |
| 2026 | ~$1,277,465 | ~$862,454 | ~1.8496% | ~$15,952 | +43.4% |
| 2027 | ~$1,831,905 | ~$948,699 | ~1.8496% | ~$17,547 | +105.6% |
| 2028 | ~$2,626,981 | ~$1,043,569 | ~1.8496% | ~$19,302 | +194.9% |
| 2029 | ~$3,767,133 | ~$1,147,926 | ~1.8496% | ~$21,232 | +322.9% |
| 2030 | ~$5,402,129 | ~$1,262,719 | ~1.8496% | ~$23,355 | +506.4% |
| 2026 | ~$1,313,098 | ~$862,454 | ~1.7892% | ~$15,431 | +47.4% |
| 2027 | ~$1,935,527 | ~$948,699 | ~1.7289% | ~$16,402 | +117.3% |
| 2028 | ~$2,852,998 | ~$1,043,569 | ~1.6685% | ~$17,412 | +220.3% |
| 2029 | ~$4,205,366 | ~$1,147,926 | ~1.6081% | ~$18,460 | +372.1% |
| 2030 | ~$6,198,777 | ~$1,262,719 | ~1.5478% | ~$19,544 | +595.8% |
In 2025, this property's market value of $890,830 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 | $890,830 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $490,400 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $421,363 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | — | $6,000 | $14,480 | $80,000 | — | 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.