621 SUNFISH TX 78734
| Owner | MUCK TRUST |
|---|---|
| Parcel ID | 0141780514 |
| Short ID | 140286 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 12,690 SF |
| Acres | 0.291 |
| Year Built | — |
| Legal | LOT 485 LAKEWAY SEC 4 |
| Neighborhood | R3000 |
| Land | $295,246 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $295,246 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $295,246 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $295,246 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $295,246 |
| Exemptions (−) (HS,OV65) | −$96,658 |
|---|---|
| Taxable Value | $198,588 |
Appreciation: Market value has risen +198.2% from $99,000 (2021) to $295,246 (2025), a CAGR of 31.4% 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 1.7936% in 2025 (+0.0282% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,562. Travis County is the largest single contributor, at 30.7% 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 ($295,246 land vs $0 improvements), about $23/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 $295,246, 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 +31.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,157,098 by 2030, with an estimated annual tax burden around $7,577. 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 195% 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $746.38 | $746.38 | Paid |
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $718.68 | $718.68 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $478.58 | $478.58 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $266.90 | $266.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $221.37 | $221.37 | Paid |
| Combined Rate | 1.9538% | 1.8447% | 1.7065% | 1.7654% | 1.7936% | +0.0282% | $2,431.91 | $2,431.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $340,669 | $295,246 | +15.4% |
| Assessed Value | $324,771 | $295,246 | +10.0% |
| Land Value | $340,669 | $295,246 | +15.4% |
| Improvement Value | — | — | — |
| Taxable Value | $221,669 | $198,588 | +11.6% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$15,898 | — | |
| Total Tax 2026 = estimate |
~$3,976
Estimated
|
~$2,432
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $340,669 | $340,669 | +0 (+0.0%) |
| Taxable Value | $222,208 | $221,669 | -539 (-0.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $340,669 | $340,669 | — | −$15,898 | $324,771 | $221,669 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $295,246 | $295,246 | — | — | $295,246 | $198,588 | ~$2,432 | Partial |
| 2024 | $— | — | — | — | $292,500 | $— | $2,428 | Verified |
| 2023 | $— | — | — | — | $292,500 | $— | $2,406 | Verified |
| 2022 | $— | — | — | — | $292,500 | $— | $4,089 | Verified |
| 2021 | $99,000 | — | — | — | $99,000 | $— | $1,934 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.4% | +10.0% | 95.3% | Not available | Partial |
| 2025 | +0.9% | +0.9% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 0.8300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.8200% | Verified |
| 2022 | +195.5% ! | +195.5% | ~100% | 1.4000% | Verified |
| 2021 | base year | — | ~100% | 1.9500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +198.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +15.4% | +106.8% | +27.9% | +198.2% | 2025 | +15.4% | 2026 |
| Assessment Ratio | 95.3% | 98.4% | — | 100.0% | 2021 | 95.3% | 2026 |
| Effective Tax Rate (2025) | 0.8200% | 0.8200% | — | 0.8200% | 2025 | 0.8200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,432 | $2,183 | ~$6,606 | $2,432 | 2025 | $1,934 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$387,991 | ~$324,771 | ~1.7536% | ~$5,695 | +31.4% |
| 2027 | ~$509,869 | ~$357,248 | ~1.7135% | ~$6,122 | +72.7% |
| 2028 | ~$670,032 | ~$392,972 | ~1.6735% | ~$6,576 | +126.9% |
| 2029 | ~$880,507 | ~$432,270 | ~1.6334% | ~$7,061 | +198.2% |
| 2030 | ~$1,157,098 | ~$475,497 | ~1.5934% | ~$7,577 | +291.9% |
| 2026 | ~$382,086 | ~$324,771 | ~1.7936% | ~$5,825 | +29.4% |
| 2027 | ~$494,467 | ~$357,248 | ~1.7936% | ~$6,408 | +67.5% |
| 2028 | ~$639,903 | ~$392,972 | ~1.7936% | ~$7,048 | +116.7% |
| 2029 | ~$828,116 | ~$432,270 | ~1.7936% | ~$7,753 | +180.5% |
| 2030 | ~$1,071,687 | ~$475,497 | ~1.7936% | ~$8,529 | +263.0% |
| 2026 | ~$393,896 | ~$324,771 | ~1.7335% | ~$5,630 | +33.4% |
| 2027 | ~$525,507 | ~$357,248 | ~1.6735% | ~$5,978 | +78.0% |
| 2028 | ~$701,092 | ~$392,972 | ~1.6134% | ~$6,340 | +137.5% |
| 2029 | ~$935,346 | ~$432,270 | ~1.5533% | ~$6,715 | +216.8% |
| 2030 | ~$1,247,870 | ~$475,497 | ~1.4933% | ~$7,101 | +322.7% |
In 2025, this property's market value of $295,246 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× 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 | $295,246 | $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 | $99,000 | $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.