611 VENDEMMIA BND TX 78738
| Owner | 611 VENDEMMIA LLC |
|---|---|
| Parcel ID | 0139880302 |
| Short ID | 852734 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 33,431 SF |
| Acres | 0.767 |
| Year Built | — |
| Legal | LOT 57 BLK C LAKEWAY HIGHLANDS PHS 1 SEC 8A |
| Neighborhood | R3008 |
| Land | $428,216 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $428,216 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $428,216 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $428,216 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $428,216 |
| Taxable Value | $428,216 |
|---|
Appreciation: Market value has risen +22.3% from $350,000 (2021) to $428,216 (2025), a CAGR of 5.2% over 4 years. This represents moderate, steady growth. 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 $8,997. 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 ($428,216 land vs $0 improvements), about $13/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 $428,216, 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 +5.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $551,006 by 2030, with an estimated annual tax burden around $7,805. 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 78% in 2022, 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% | $4,452.16 | $4,452.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,609.43 | $1,609.43 | Paid |
| U4L Travis County MUD # 13 | 0.6950% | 0.4950% | 0.3569% | 0.3175% | 0.3075% | -0.0100% | $1,316.76 | $1,316.76 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $726.43 | $726.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $505.39 | $505.39 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $387.10 | $387.10 | Paid |
| Combined Rate | 2.6488% | 2.3397% | 2.0634% | 2.0829% | 2.1011% | +0.0182% | $8,997.27 | $8,997.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $428,216 | $428,216 | +0.0% |
| Assessed Value | $428,216 | $428,216 | +0.0% |
| Land Value | $428,216 | $428,216 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $428,216 | $428,216 | +0.0% |
| Total Tax 2026 = estimate |
~$8,997
Estimated
|
~$8,997
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $428,216 | $428,216 | +0 (+0.0%) |
| Taxable Value | $428,216 | $428,216 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $428,216 | $428,216 | — | — | $428,216 | $428,216 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $428,216 | $428,216 | — | — | $428,216 | $428,216 | ~$8,997 | Partial |
| 2024 | $— | — | — | — | $687,500 | $— | $11,552 | Verified |
| 2023 | $— | — | — | — | $687,500 | $— | $11,349 | Verified |
| 2022 | $— | — | — | — | $687,500 | $— | $12,988 | Verified |
| 2021 | $350,000 | — | — | — | $386,800 ! | $— | $10,245 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -37.7% | -35.1% | ~100% | Not available | Partial |
| 2024 | +0.0% | -4.0% | 96.0% | 1.6800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6500% | Verified |
| 2022 | +77.7% ! | +77.7% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 2.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +11.2% | +5.2% | +22.3% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 103.5% | — | 110.5% | 2021 | 100.0% | 2025 |
| 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 |
$8,997 | $9,621 | ~$8,373 | $10,245 | 2021 | $8,997 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$450,362 | ~$450,362 | ~1.9642% | ~$8,846 | +5.2% |
| 2027 | ~$473,653 | ~$473,653 | ~1.8273% | ~$8,655 | +10.6% |
| 2028 | ~$498,149 | ~$498,149 | ~1.6904% | ~$8,420 | +16.3% |
| 2029 | ~$523,911 | ~$523,911 | ~1.5534% | ~$8,139 | +22.3% |
| 2030 | ~$551,006 | ~$551,006 | ~1.4165% | ~$7,805 | +28.7% |
| 2026 | ~$441,798 | ~$441,798 | ~2.1011% | ~$9,283 | +3.2% |
| 2027 | ~$455,810 | ~$455,810 | ~2.1011% | ~$9,577 | +6.4% |
| 2028 | ~$470,267 | ~$470,267 | ~2.1011% | ~$9,881 | +9.8% |
| 2029 | ~$485,182 | ~$485,182 | ~2.1011% | ~$10,194 | +13.3% |
| 2030 | ~$500,570 | ~$500,570 | ~2.1011% | ~$10,518 | +16.9% |
| 2026 | ~$458,926 | ~$458,926 | ~1.8957% | ~$8,700 | +7.2% |
| 2027 | ~$491,839 | ~$491,839 | ~1.6904% | ~$8,314 | +14.9% |
| 2028 | ~$527,112 | ~$527,112 | ~1.4850% | ~$7,827 | +23.1% |
| 2029 | ~$564,914 | ~$564,914 | ~1.2796% | ~$7,229 | +31.9% |
| 2030 | ~$605,428 | ~$605,428 | ~1.0742% | ~$6,504 | +41.4% |
In 2025, this property's market value of $428,216 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $428,216 | $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 | $350,000 | $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.