112 COLD WATER LN TX 78734
| Owner | ROSE WILLIAM S & PAULA |
|---|---|
| Parcel ID | 0137700401 |
| Short ID | 134752 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 25,741 SF |
| Acres | 0.591 |
| Year Built | — |
| Legal | LOT 2851 LAKEWAY SEC 22-C |
| Neighborhood | R2005 |
| Land | $302,814 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $302,814 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $302,814 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $302,814 |
| Value Limitation Adjustment (−) (homestead cap) | −$414 |
| Net Appraised (assessed) | $302,400 |
| Taxable Value | $302,400 |
|---|
Appreciation: Market value has risen +227.7% from $92,400 (2021) to $302,814 (2025), a CAGR of 34.5% 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 6 taxing entities is 1.8467% in 2025 (+0.0282% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,584. Lake Travis ISD is the largest single contributor, at 56.3% 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 ($302,814 land vs $0 improvements), about $12/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 $302,814, 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 +34.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,335,230 by 2030, with an estimated annual tax burden around $21,499. 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 165% 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% | $2,582.63 | $2,582.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $933.60 | $933.60 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $421.39 | $421.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $293.17 | $293.17 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $224.55 | $224.55 | Paid |
| U26 Lakeway MUD | 0.0822% | 0.0631% | 0.0531% | 0.0531% | 0.0531% | +0.0000% | $131.90 | $131.90 | Paid |
| Combined Rate | 2.0360% | 1.9078% | 1.7596% | 1.8185% | 1.8467% | +0.0282% | $4,587.24 | $4,587.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $248,401 | $302,814 | -18.0% |
| Assessed Value | $248,401 | $302,400 | -17.9% |
| Land Value | $302,814 | $302,814 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $248,401 | $302,400 | -17.9% |
| Total Tax 2026 = estimate |
~$4,587
Estimated
|
~$4,587
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $302,814 | $248,401 | -54,413 (-18.0%) |
| Taxable Value | $298,081 | $248,401 | -49,680 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $248,401 | $302,814 | — | — | $248,401 | $248,401 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $302,814 | $302,814 | — | −$414 | $302,400 | $302,400 | ~$4,587 | Partial |
| 2024 | $— | — | — | — | $302,500 | $— | $4,583 | Verified |
| 2023 | $— | — | — | — | $412,500 | $— | $3,695 | Verified |
| 2022 | $— | — | — | — | $155,416 | $— | $2,965 | Verified |
| 2021 | $92,400 | — | — | −$3,400 | $89,000 | $— | $1,812 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | -1.4% | 98.4% | Not available | Partial |
| 2025 | +0.1% | +20.0% | ~100% | Not available | Partial |
| 2024 | -26.7% | -38.9% | 83.3% | 1.5100% | Verified |
| 2023 | +165.4% ! | +165.4% | ~100% | 0.9000% | Verified |
| 2022 | +68.2% | +68.2% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | 1.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +227.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.0% | +104.8% | +40.4% | +227.7% | 2025 | -18.0% | 2026 |
| Assessment Ratio | 100.0% | 98.7% | — | 100.0% | 2026 | 96.3% | 2021 |
| Effective Tax Rate (2025) | 1.5100% | 1.5100% | — | 1.5100% | 2025 | 1.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,587 | $3,200 | ~$13,491 | $4,587 | 2025 | $1,812 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$407,429 | ~$407,429 | ~1.7994% | ~$7,331 | +34.5% |
| 2027 | ~$548,186 | ~$548,186 | ~1.7521% | ~$9,605 | +81.0% |
| 2028 | ~$737,571 | ~$737,571 | ~1.7048% | ~$12,574 | +143.6% |
| 2029 | ~$992,384 | ~$992,384 | ~1.6574% | ~$16,448 | +227.7% |
| 2030 | ~$1,335,230 | ~$1,335,230 | ~1.6101% | ~$21,499 | +340.9% |
| 2026 | ~$401,373 | ~$401,373 | ~1.8467% | ~$7,412 | +32.5% |
| 2027 | ~$532,010 | ~$532,010 | ~1.8467% | ~$9,825 | +75.7% |
| 2028 | ~$705,167 | ~$705,167 | ~1.8467% | ~$13,022 | +132.9% |
| 2029 | ~$934,681 | ~$934,681 | ~1.8467% | ~$17,261 | +208.7% |
| 2030 | ~$1,238,898 | ~$1,238,898 | ~1.8467% | ~$22,879 | +309.1% |
| 2026 | ~$413,485 | ~$413,485 | ~1.7757% | ~$7,342 | +36.5% |
| 2027 | ~$564,604 | ~$564,604 | ~1.7048% | ~$9,625 | +86.5% |
| 2028 | ~$770,954 | ~$770,954 | ~1.6338% | ~$12,596 | +154.6% |
| 2029 | ~$1,052,719 | ~$1,052,719 | ~1.5628% | ~$16,452 | +247.6% |
| 2030 | ~$1,437,462 | ~$1,437,462 | ~1.4918% | ~$21,444 | +374.7% |
In 2025, this property's market value of $302,814 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $302,814 | $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 | $92,400 | $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.