LODESTONE CV TX 78738
| Owner | MENEGAKIS ZACHARY GEORGE JR & |
|---|---|
| Parcel ID | 0127780506 |
| Short ID | 845369 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 21,278 SF |
| Acres | 0.488 |
| Year Built | — |
| Legal | LOT 39 BLK A ESTATES OF FLINTROCK THE |
| Neighborhood | R3014 |
| Land | $549,563 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $549,563 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $549,563 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $549,563 |
| Value Limitation Adjustment (−) (homestead cap) | −$472,024 |
| Net Appraised (assessed) | $77,539 |
| Taxable Value | $77,539 |
|---|
Appreciation: Market value has risen +837.5% from $58,620 (2021) to $549,563 (2025), a CAGR of 75.0% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 7 taxing entities is 2.1146% in 2025 (+0.0599% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,640. Lake Travis ISD is the largest single contributor, at 49.2% of the total 2025 levy.
Assessment Gap: Assessed value ($77,539) is $472,024 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 ($549,563 land vs $0 improvements), about $26/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 $549,563, 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 +75.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,015,339 by 2030, with an estimated annual tax burden around $163,799. 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 354% in 2024, 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% | $806.17 | $806.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $291.43 | $291.43 | Paid |
| WFR WCID # 17 (Flintrock Ranch Estates) | 0.3422% | 0.3422% | 0.2580% | 0.2360% | 0.2650% | +0.0290% | $205.48 | $205.48 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $131.54 | $131.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $91.51 | $91.51 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $70.09 | $70.09 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $43.42 | $43.42 | Paid |
| Combined Rate | 2.3528% | 2.2412% | 2.0178% | 2.0547% | 2.1146% | +0.0599% | $1,639.64 | $1,639.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $244,250 | $549,563 | -55.6% |
| Assessed Value | $93,047 | $77,539 | +20.0% |
| Land Value | $244,250 | $549,563 | -55.6% |
| Improvement Value | — | — | — |
| Taxable Value | $93,047 | $77,539 | +20.0% |
| HS Cap Loss | -$151,203 | — | |
| Total Tax 2026 = estimate |
~$1,968
Estimated
|
~$1,640
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $244,250 | $244,250 | +0 (+0.0%) |
| Taxable Value | $93,047 | $93,047 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $244,250 | $244,250 | — | −$151,203 | $93,047 | $93,047 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $549,563 | $549,563 | — | −$472,024 | $77,539 | $77,539 | ~$1,640 | Partial |
| 2024 | $— | — | — | — | $244,250 | $— | $1,328 | Verified |
| 2023 | $— | — | — | — | $53,847 | $— | $1,087 | Verified |
| 2022 | $— | — | — | — | $53,847 | $— | $1,207 | Verified |
| 2021 | $58,620 | — | — | — | $73,275 ! | $— | $1,724 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -55.6% | +20.0% | 38.1% | Not available | Partial |
| 2025 | +125.0% ! | +20.0% | 14.1% | Not available | Partial |
| 2024 | +353.6% ! | +20.0% | 26.4% | 0.5400% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0200% | Verified |
| 2022 | -26.5% | -26.5% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.9400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +650.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -55.6% | +390.9% | +118.7% | +837.5% | 2025 | -55.6% | 2026 |
| Assessment Ratio | 38.1% | 59.1% | — | 125.0% | 2021 | 14.1% | 2025 |
| Effective Tax Rate (2025) | 0.3000% | 0.3000% | — | 0.3000% | 2025 | 0.3000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,640 | $1,682 | ~$74,164 | $1,724 | 2021 | $1,640 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$961,635 | ~$961,635 | ~2.0551% | ~$19,762 | +75.0% |
| 2027 | ~$1,682,687 | ~$1,682,687 | ~1.9955% | ~$33,578 | +206.2% |
| 2028 | ~$2,944,396 | ~$2,944,396 | ~1.9360% | ~$57,003 | +435.8% |
| 2029 | ~$5,152,158 | ~$5,152,158 | ~1.8764% | ~$96,677 | +837.5% |
| 2030 | ~$9,015,339 | ~$9,015,339 | ~1.8169% | ~$163,799 | +1540.5% |
| 2026 | ~$950,644 | ~$950,644 | ~2.1146% | ~$20,102 | +73.0% |
| 2027 | ~$1,644,441 | ~$1,644,441 | ~2.1146% | ~$34,773 | +199.2% |
| 2028 | ~$2,844,584 | ~$2,844,584 | ~2.1146% | ~$60,152 | +417.6% |
| 2029 | ~$4,920,614 | ~$4,920,614 | ~2.1146% | ~$104,052 | +795.4% |
| 2030 | ~$8,511,767 | ~$8,511,767 | ~2.1146% | ~$179,990 | +1448.8% |
| 2026 | ~$972,627 | ~$972,627 | ~2.0253% | ~$19,699 | +77.0% |
| 2027 | ~$1,721,372 | ~$1,721,372 | ~1.9360% | ~$33,325 | +213.2% |
| 2028 | ~$3,046,516 | ~$3,046,516 | ~1.8467% | ~$56,259 | +454.4% |
| 2029 | ~$5,391,779 | ~$5,391,779 | ~1.7573% | ~$94,752 | +881.1% |
| 2030 | ~$9,542,468 | ~$9,542,468 | ~1.6680% | ~$159,172 | +1636.4% |
In 2025, this property's market value of $549,563 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $549,563 | $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 | $58,620 | $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.