514 PRIMO FIORE TERR TX 78738
| Owner | TRAVIS PENINSULA COVE RETREAT LLC |
|---|---|
| Parcel ID | 0139860507 |
| Short ID | 881094 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 87,086 SF |
| Acres | 1.999 |
| Year Built | — |
| Legal | LOT 49 BLK A LAKEWAY HIGHLANDS PHS 1 SEC 8D |
| Neighborhood | R3008 |
| Land | $904,912 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $904,912 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $904,912 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $904,912 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $904,912 |
| Taxable Value | $904,912 |
|---|
Appreciation: Market value has risen +39.3% from $649,688 (2021) to $904,912 (2025), a CAGR of 8.6% 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 $19,013. 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 ($904,912 land vs $0 improvements), about $10/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 $904,912, 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 +8.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,369,251 by 2030, with an estimated annual tax burden around $19,396. 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% | $9,408.37 | $9,408.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,401.07 | $3,401.07 | Paid |
| U4L Travis County MUD # 13 | 0.6950% | 0.4950% | 0.3569% | 0.3175% | 0.3075% | -0.0100% | $2,782.60 | $2,782.60 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $1,535.09 | $1,535.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,068.00 | $1,068.00 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $818.03 | $818.03 | Paid |
| Combined Rate | 2.6488% | 2.3397% | 2.0634% | 2.0829% | 2.1011% | +0.0182% | $19,013.16 | $19,013.16 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $904,912 | $904,912 | +0.0% |
| Assessed Value | $904,912 | $904,912 | +0.0% |
| Land Value | $904,912 | $904,912 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $904,912 | $904,912 | +0.0% |
| Total Tax 2026 = estimate |
~$19,013
Estimated
|
~$19,013
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $904,912 | $904,912 | +0 (+0.0%) |
| Taxable Value | $904,912 | $904,912 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $904,912 | $904,912 | — | — | $904,912 | $904,912 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $904,912 | $904,912 | — | — | $904,912 | $904,912 | ~$19,013 | Partial |
| 2024 | $— | — | — | — | $866,250 | $— | $18,043 | Verified |
| 2023 | $— | — | — | — | $866,250 | $— | $17,875 | Verified |
| 2022 | $— | — | — | — | $866,250 | $— | $20,268 | Verified |
| 2021 | $649,688 | — | — | — | $649,688 | $— | $17,209 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +4.5% | +4.5% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2022 | +33.3% | +33.3% | ~100% | 2.3400% | Verified |
| 2021 | base year | — | ~100% | 2.6500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +39.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +19.6% | +8.6% | +39.3% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.1000% | 2.1000% | — | 2.1000% | 2025 | 2.1000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,013 | $18,111 | ~$19,482 | $19,013 | 2025 | $17,209 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$983,064 | ~$983,064 | ~1.9642% | ~$19,309 | +8.6% |
| 2027 | ~$1,067,965 | ~$1,067,965 | ~1.8273% | ~$19,515 | +18.0% |
| 2028 | ~$1,160,199 | ~$1,160,199 | ~1.6904% | ~$19,611 | +28.2% |
| 2029 | ~$1,260,398 | ~$1,260,398 | ~1.5534% | ~$19,579 | +39.3% |
| 2030 | ~$1,369,251 | ~$1,369,251 | ~1.4165% | ~$19,396 | +51.3% |
| 2026 | ~$964,966 | ~$964,966 | ~2.1011% | ~$20,275 | +6.6% |
| 2027 | ~$1,029,005 | ~$1,029,005 | ~2.1011% | ~$21,620 | +13.7% |
| 2028 | ~$1,097,293 | ~$1,097,293 | ~2.1011% | ~$23,055 | +21.3% |
| 2029 | ~$1,170,114 | ~$1,170,114 | ~2.1011% | ~$24,585 | +29.3% |
| 2030 | ~$1,247,768 | ~$1,247,768 | ~2.1011% | ~$26,217 | +37.9% |
| 2026 | ~$1,001,162 | ~$1,001,162 | ~1.8957% | ~$18,979 | +10.6% |
| 2027 | ~$1,107,650 | ~$1,107,650 | ~1.6904% | ~$18,723 | +22.4% |
| 2028 | ~$1,225,464 | ~$1,225,464 | ~1.4850% | ~$18,198 | +35.4% |
| 2029 | ~$1,355,809 | ~$1,355,809 | ~1.2796% | ~$17,349 | +49.8% |
| 2030 | ~$1,500,018 | ~$1,500,018 | ~1.0742% | ~$16,114 | +65.8% |
In 2025, this property's market value of $904,912 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $904,912 | $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 | $649,688 | $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.