3503 WILD CHERRY DR 4B TX 78738
| Owner | GUMBEAUX LLC |
|---|---|
| Parcel ID | 0127730515 |
| Short ID | 940364 |
| 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 4B 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 | $449,809 |
|---|---|
| Total Improvement | $449,809 |
| Market | $702,553 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $702,553 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $702,553 |
| Taxable Value | $702,553 |
|---|
Appreciation: Market value has risen +33.8% from $525,248 (2023) to $702,553 (2025), a CAGR of 15.7% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $12,994. Lake Travis ISD is the largest single contributor, at 56.2% of the total 2025 levy.
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 36% of market value ($252,744 land vs $449,809 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 $702,553, 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 +15.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,453,670 by 2030, with an estimated annual tax burden around $18,651. 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 146% 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% | $7,304.44 | $7,304.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,640.51 | $2,640.51 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $1,191.81 | $1,191.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $829.17 | $829.17 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $635.10 | $635.10 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $393.43 | $393.43 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $12,994.46 | $12,994.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $880,296 | $702,553 | +25.3% |
| Assessed Value | $843,064 | $702,553 | +20.0% |
| Land Value | $252,744 | $252,744 | +0.0% |
| Improvement Value | $627,552 | $449,809 | +39.5% |
| Taxable Value | $843,064 | $702,553 | +20.0% |
| HS Cap Loss | -$37,232 | — | |
| Total Tax 2026 = estimate |
~$15,593
Estimated
|
~$12,994
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $880,296 | $880,296 | +0 (+0.0%) |
| Taxable Value | $843,064 | $843,064 | +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 | −$37,232 | $843,064 | $843,064 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $702,553 | $252,744 | $449,809 | — | $702,553 | $702,553 | ~$12,994 | Partial |
| 2024 | $714,196 | — | — | −$461,452 | $252,744 | $— | $12,777 | Verified |
| 2023 | $525,248 | — | — | — | — | $— | $12,569 | Verified |
| 2022 | $— | — | — | — | — | $— | $9,975 | Verified |
| 2021 | $— | — | — | — | $140,972 | $— | $2,834 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.3% | +20.0% | 95.8% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -1.6% | -1.6% | ~100% | 1.8200% | Verified |
| 2023 | +36.0% | +36.0% | ~100% | 1.7600% | Verified |
| 2022 | +145.9% ! | +145.9% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +228.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +25.3% | +19.9% | +11.0% | +36.0% | 2024 | -1.6% | 2025 |
| Assessment Ratio | 95.8% | 77.1% | — | 100.0% | 2025 | 35.4% | 2024 |
| Effective Tax Rate (2025) | 1.8500% | 1.8500% | — | 1.8500% | 2025 | 1.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,994 | $12,780 | ~$16,242 | $12,994 | 2025 | $12,569 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$812,524 | ~$772,808 | ~1.8094% | ~$13,983 | +15.7% |
| 2027 | ~$939,710 | ~$850,089 | ~1.7691% | ~$15,039 | +33.8% |
| 2028 | ~$1,086,804 | ~$935,098 | ~1.7289% | ~$16,167 | +54.7% |
| 2029 | ~$1,256,922 | ~$1,028,608 | ~1.6886% | ~$17,369 | +78.9% |
| 2030 | ~$1,453,670 | ~$1,131,469 | ~1.6484% | ~$18,651 | +106.9% |
| 2026 | ~$798,473 | ~$772,808 | ~1.8496% | ~$14,294 | +13.7% |
| 2027 | ~$907,490 | ~$850,089 | ~1.8496% | ~$15,723 | +29.2% |
| 2028 | ~$1,031,391 | ~$935,098 | ~1.8496% | ~$17,296 | +46.8% |
| 2029 | ~$1,172,208 | ~$1,028,608 | ~1.8496% | ~$19,025 | +66.8% |
| 2030 | ~$1,332,250 | ~$1,131,469 | ~1.8496% | ~$20,928 | +89.6% |
| 2026 | ~$826,576 | ~$772,808 | ~1.7892% | ~$13,827 | +17.7% |
| 2027 | ~$972,492 | ~$850,089 | ~1.7289% | ~$14,697 | +38.4% |
| 2028 | ~$1,144,167 | ~$935,098 | ~1.6685% | ~$15,602 | +62.9% |
| 2029 | ~$1,346,148 | ~$1,028,608 | ~1.6081% | ~$16,542 | +91.6% |
| 2030 | ~$1,583,785 | ~$1,131,469 | ~1.5478% | ~$17,513 | +125.4% |
In 2025, this property's market value of $702,553 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 8× 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 | $702,553 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $714,196 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $525,248 | $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.