625 VENDEMMIA BND TX 78738
| Owner | RGVBG LLC - |
|---|---|
| Parcel ID | 0137881101 |
| Short ID | 852741 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 28,919 SF |
| Acres | 0.664 |
| Year Built | — |
| Legal | LOT 64 BLK C LAKEWAY HIGHLANDS PHS 1 SEC 8A |
| Neighborhood | R3008 |
| Land | $568,040 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $568,040 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $568,040 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $568,040 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $568,040 |
| Taxable Value | $568,040 |
|---|
Appreciation: Market value has risen +67.1% from $340,000 (2021) to $568,040 (2025), a CAGR of 13.7% 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 2.1011% in 2025 (+0.0182% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,935. Lake Travis ISD is the largest single contributor, at 49.5% 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 ($568,040 land vs $0 improvements), about $20/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 $568,040, 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 +13.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,078,956 by 2030, with an estimated annual tax burden around $15,284. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $4,893.40 | $4,893.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,768.93 | $1,768.93 | Paid |
| U4L Travis County MUD # 13 | 0.6950% | 0.4950% | 0.3569% | 0.3175% | 0.3075% | -0.0100% | $1,447.26 | $1,447.26 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $798.42 | $798.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $555.48 | $555.48 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $425.47 | $425.47 | Paid |
| Combined Rate | 2.6488% | 2.3397% | 2.0634% | 2.0829% | 2.1011% | +0.0182% | $9,888.96 | $9,888.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $568,040 | $568,040 | +0.0% |
| Assessed Value | $564,786 | $568,040 | -0.6% |
| Land Value | $568,040 | $568,040 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $564,786 | $568,040 | -0.6% |
| HS Cap Loss | -$3,254 | — | |
| Total Tax 2026 = estimate |
~$11,867
Estimated
|
~$9,889
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $568,040 | $568,040 | +0 (+0.0%) |
| Taxable Value | $564,786 | $564,786 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $568,040 | $568,040 | — | −$3,254 | $564,786 | $564,786 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $568,040 | $568,040 | — | — | $568,040 | $568,040 | ~$9,889 | Partial |
| 2024 | $— | — | — | — | $470,655 | $— | $9,803 | Verified |
| 2023 | $— | — | — | — | $470,655 | $— | $9,712 | Verified |
| 2022 | $— | — | — | — | $470,655 | $— | $11,012 | Verified |
| 2021 | $340,000 | — | — | — | $340,000 | $— | $9,006 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | -0.6% | 99.4% | Not available | Partial |
| 2025 | +20.7% | +20.7% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2022 | +38.4% | +38.4% | ~100% | 2.3400% | Verified |
| 2021 | base year | — | ~100% | 2.6500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +67.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +33.5% | +13.7% | +67.1% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 99.4% | 99.8% | — | 100.0% | 2021 | 99.4% | 2026 |
| Effective Tax Rate (2025) | 1.7400% | 1.7400% | — | 1.7400% | 2025 | 1.7400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,889 | $9,447 | ~$14,048 | $9,889 | 2025 | $9,006 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$645,809 | ~$645,809 | ~1.9642% | ~$12,685 | +13.7% |
| 2027 | ~$734,225 | ~$734,225 | ~1.8273% | ~$13,416 | +29.3% |
| 2028 | ~$834,745 | ~$834,745 | ~1.6904% | ~$14,110 | +47.0% |
| 2029 | ~$949,028 | ~$949,028 | ~1.5534% | ~$14,743 | +67.1% |
| 2030 | ~$1,078,956 | ~$1,078,956 | ~1.4165% | ~$15,284 | +89.9% |
| 2026 | ~$634,448 | ~$634,448 | ~2.1011% | ~$13,330 | +11.7% |
| 2027 | ~$708,619 | ~$708,619 | ~2.1011% | ~$14,889 | +24.7% |
| 2028 | ~$791,462 | ~$791,462 | ~2.1011% | ~$16,629 | +39.3% |
| 2029 | ~$883,990 | ~$883,990 | ~2.1011% | ~$18,574 | +55.6% |
| 2030 | ~$987,334 | ~$987,334 | ~2.1011% | ~$20,745 | +73.8% |
| 2026 | ~$657,170 | ~$657,170 | ~1.8957% | ~$12,458 | +15.7% |
| 2027 | ~$760,284 | ~$760,284 | ~1.6904% | ~$12,851 | +33.8% |
| 2028 | ~$879,578 | ~$879,578 | ~1.4850% | ~$13,062 | +54.8% |
| 2029 | ~$1,017,590 | ~$1,017,590 | ~1.2796% | ~$13,021 | +79.1% |
| 2030 | ~$1,177,257 | ~$1,177,257 | ~1.0742% | ~$12,646 | +107.2% |
In 2025, this property's market value of $568,040 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× 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 | $568,040 | $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 | $340,000 | $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.