15004 NIGHTINGALE LN TX 78734
| Owner | KASH DANIEL |
|---|---|
| Parcel ID | 0139660602 |
| Short ID | 137012 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 16,751 SF |
| Acres | 0.385 |
| Year Built | — |
| Legal | LOT 117 BLK G CARDINAL HILLS UNIT 1 |
| Neighborhood | R4010 |
| Land | $324,558 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $324,558 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $324,558 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $324,558 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $324,558 |
| Taxable Value | $324,558 |
|---|
| Total Due | $6,270.34 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +305.7% from $80,000 (2021) to $324,558 (2025), a CAGR of 41.9% 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 5 taxing entities is 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,452. Lake Travis ISD is the largest single contributor, at 61.9% 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 ($324,558 land vs $0 improvements), about $19/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 $324,558, 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 +41.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,868,724 by 2030, with an estimated annual tax burden around $27,280. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $6,270.34 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +102 |
| Lake Travis ISD | 1.0656% | 1.0397% | -84 |
| Travis Central Health | 0.1080% | 0.1180% | +33 |
| Travis County ESD # 06 | 0.0876% | 0.0904% | +9 |
| WCID # 17 | 0.0533% | 0.0560% | +9 |
Market value changed by 100% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $3,374.43 | $— | $3,374.43 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,219.84 | $— | $1,219.84 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $383.05 | $— | $383.05 |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $293.40 | $— | $293.40 |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $181.75 | $— | $181.75 |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $5,452.47 | $0.00 | $5,452.47 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $324,558 | $324,558 | +0.0% |
| Assessed Value | $324,558 | $324,558 | +0.0% |
| Land Value | $324,558 | $324,558 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $324,558 | $324,558 | +0.0% |
| Total Tax 2026 = estimate |
~$5,452
Estimated
|
$5,452 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $324,558 | $324,558 | +0 (+0.0%) |
| Taxable Value | $324,558 | $324,558 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $324,558 | $324,558 | — | — | $324,558 | $324,558 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $324,558 | $324,558 | — | — | $324,558 | $324,558 | $5,452 | Verified |
| 2024 | $— | — | — | — | $240,000 | $— | $3,981 | Verified |
| 2023 | $— | — | — | — | $240,000 | $— | $3,878 | Verified |
| 2022 | $— | — | — | — | $160,000 | $— | $2,832 | Verified |
| 2021 | $80,000 | — | — | — | $80,000 | $— | $1,485 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +35.2% | +35.2% | ~100% | 1.6800% | Verified |
| 2024 | +0.0% | +0.0% | ~100% | 1.6600% | Verified |
| 2023 | +50.0% | +50.0% | ~100% | 1.6200% | Verified |
| 2022 | +100.0% ! | +100.0% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 1.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +305.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +152.8% | +41.9% | +305.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
| Tax Amount | $5,452 | $3,469 | ~$15,877 | $5,452 | 2025 | $1,485 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$460,620 | ~$460,620 | ~1.6359% | ~$7,535 | +41.9% |
| 2027 | ~$653,723 | ~$653,723 | ~1.5919% | ~$10,407 | +101.4% |
| 2028 | ~$927,778 | ~$927,778 | ~1.5479% | ~$14,361 | +185.9% |
| 2029 | ~$1,316,724 | ~$1,316,724 | ~1.5039% | ~$19,802 | +305.7% |
| 2030 | ~$1,868,724 | ~$1,868,724 | ~1.4598% | ~$27,280 | +475.8% |
| 2026 | ~$454,129 | ~$454,129 | ~1.6800% | ~$7,629 | +39.9% |
| 2027 | ~$635,428 | ~$635,428 | ~1.6800% | ~$10,675 | +95.8% |
| 2028 | ~$889,105 | ~$889,105 | ~1.6800% | ~$14,937 | +173.9% |
| 2029 | ~$1,244,056 | ~$1,244,056 | ~1.6800% | ~$20,900 | +283.3% |
| 2030 | ~$1,740,711 | ~$1,740,711 | ~1.6800% | ~$29,243 | +436.3% |
| 2026 | ~$467,111 | ~$467,111 | ~1.6139% | ~$7,539 | +43.9% |
| 2027 | ~$672,277 | ~$672,277 | ~1.5479% | ~$10,406 | +107.1% |
| 2028 | ~$967,557 | ~$967,557 | ~1.4818% | ~$14,338 | +198.1% |
| 2029 | ~$1,392,530 | ~$1,392,530 | ~1.4158% | ~$19,715 | +329.1% |
| 2030 | ~$2,004,160 | ~$2,004,160 | ~1.3498% | ~$27,051 | +517.5% |
In 2025, this property's market value of $324,558 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 | $324,558 | $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 | $80,000 | $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.