604 CASASANTA TRL TX 78669
| Owner | TSENG DENYS |
|---|---|
| Parcel ID | 0139880809 |
| Short ID | 880998 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 114,798 SF |
| Acres | 2.635 |
| Year Built | — |
| Legal | LOT 14 BLK A LAKEWAY HIGHLANDS PHS 1 SEC 8C |
| Neighborhood | R2000WF |
| Land | $1,569,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,569,750 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,413,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,413,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$289,800 |
| Net Appraised (assessed) | $1,123,200 |
| Taxable Value | $1,123,200 |
|---|
Appreciation: Market value has risen +201.9% from $468,000 (2021) to $1,413,000 (2025), a CAGR of 31.8% 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 2.1037% in 2025 (+0.0254% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $23,629. Lake Travis ISD is the largest single contributor, at 49.4% of the total 2025 levy.
Assessment Gap: Assessed value ($1,123,200) is $289,800 below market value, suggesting potential for an upward assessment in future years.
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 111% of market value ($1,569,750 land vs $0 improvements), about $14/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 $1,413,000, 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 +31.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,623,576 by 2030, with an estimated annual tax burden around $80,201. 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 81% in 2024, 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% | $11,677.91 | $11,677.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,221.49 | $4,221.49 | Paid |
| U4L Travis County MUD # 13 | 0.6950% | 0.4950% | 0.3569% | 0.3175% | 0.3075% | -0.0100% | $3,453.84 | $3,453.84 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $1,905.40 | $1,905.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,325.63 | $1,325.63 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $1,044.74 | $1,044.74 | Paid |
| Combined Rate | 2.6458% | 2.3320% | 2.0613% | 2.0783% | 2.1037% | +0.0254% | $23,629.01 | $23,629.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,569,750 | $1,413,000 | +11.1% |
| Assessed Value | $1,569,750 | $1,123,200 | +39.8% |
| Land Value | $1,569,750 | $1,569,750 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,569,750 | $1,123,200 | +39.8% |
| Total Tax 2026 = estimate |
~$33,023
Estimated
|
~$23,629
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,569,750 | $1,569,750 | +0 (+0.0%) |
| Taxable Value | $1,569,750 | $1,569,750 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,569,750 | $1,569,750 | — | — | $1,569,750 | $1,569,750 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,413,000 | $1,569,750 | — | −$289,800 | $1,123,200 | $1,123,200 | ~$23,629 | Partial |
| 2024 | $— | — | — | — | $1,413,000 | $— | $19,453 | Verified |
| 2023 | $— | — | — | — | $780,000 | $— | $16,079 | Verified |
| 2022 | $— | — | — | — | $780,000 | $— | $18,190 | Verified |
| 2021 | $468,000 | — | — | — | $572,000 ! | $— | $15,134 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.1% | +39.8% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 79.5% | Not available | Partial |
| 2024 | +81.2% ! | +20.0% | 66.2% | 1.3800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0600% | Verified |
| 2022 | +36.4% | +36.4% | ~100% | 2.3300% | Verified |
| 2021 | base year | — | ~100% | 3.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +147.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.1% | +106.5% | +29.2% | +201.9% | 2025 | +11.1% | 2026 |
| Assessment Ratio | 100.0% | 100.6% | — | 122.2% | 2021 | 79.5% | 2025 |
| Effective Tax Rate (2025) | 1.6700% | 1.6700% | — | 1.6700% | 2025 | 1.6700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$23,629 | $19,381 | ~$56,682 | $23,629 | 2025 | $15,134 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,862,586 | ~$1,862,586 | ~1.9682% | ~$36,660 | +31.8% |
| 2027 | ~$2,455,219 | ~$2,455,219 | ~1.8327% | ~$44,997 | +73.8% |
| 2028 | ~$3,236,416 | ~$3,236,416 | ~1.6972% | ~$54,928 | +129.0% |
| 2029 | ~$4,266,173 | ~$4,266,173 | ~1.5617% | ~$66,623 | +201.9% |
| 2030 | ~$5,623,576 | ~$5,623,576 | ~1.4262% | ~$80,201 | +298.0% |
| 2026 | ~$1,834,326 | ~$1,834,326 | ~2.1037% | ~$38,589 | +29.8% |
| 2027 | ~$2,381,281 | ~$2,381,281 | ~2.1037% | ~$50,096 | +68.5% |
| 2028 | ~$3,091,327 | ~$3,091,327 | ~2.1037% | ~$65,033 | +118.8% |
| 2029 | ~$4,013,093 | ~$4,013,093 | ~2.1037% | ~$84,424 | +184.0% |
| 2030 | ~$5,209,709 | ~$5,209,709 | ~2.1037% | ~$109,598 | +268.7% |
| 2026 | ~$1,890,846 | ~$1,890,846 | ~1.9005% | ~$35,935 | +33.8% |
| 2027 | ~$2,530,288 | ~$2,530,288 | ~1.6972% | ~$42,944 | +79.1% |
| 2028 | ~$3,385,976 | ~$3,385,976 | ~1.4939% | ~$50,583 | +139.6% |
| 2029 | ~$4,531,039 | ~$4,531,039 | ~1.2906% | ~$58,479 | +220.7% |
| 2030 | ~$6,063,337 | ~$6,063,337 | ~1.0874% | ~$65,931 | +329.1% |
In 2025, this property's market value of $1,413,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 17× 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 | $1,413,000 | $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 | $468,000 | $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.