102 ATLANTIC ST TX 78734
| Owner | FORD STEPHENS TAYLOR |
|---|---|
| Parcel ID | 0141800707 |
| Short ID | 140507 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 12,495 SF |
| Acres | 0.287 |
| Year Built | — |
| Legal | LOT 213 LAKEWAY SEC 2 |
| Neighborhood | R3000 |
| Land | $294,929 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $294,929 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $294,929 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $294,929 |
| Value Limitation Adjustment (−) (homestead cap) | −$24,929 |
| Net Appraised (assessed) | $270,000 |
| Taxable Value | $270,000 |
|---|
Appreciation: Market value has risen +227.7% from $90,000 (2021) to $294,929 (2025), a CAGR of 34.5% 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 $4,843. Lake Travis ISD is the largest single contributor, at 58.0% of the total 2025 levy.
Assessment Gap: Assessed value ($270,000) is $24,929 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 100% of market value ($294,929 land vs $0 improvements), about $24/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 $294,929, 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 +34.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,300,353 by 2030, with an estimated annual tax burden around $20,720. 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 150% 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% | $2,807.19 | $2,807.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,014.78 | $1,014.78 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $458.03 | $458.03 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $318.66 | $318.66 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $244.08 | $244.08 | Paid |
| Combined Rate | 1.9538% | 1.8447% | 1.7065% | 1.7654% | 1.7936% | +0.0282% | $4,842.74 | $4,842.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $294,929 | $294,929 | +0.0% |
| Assessed Value | $294,929 | $270,000 | +9.2% |
| Land Value | $294,929 | $294,929 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $294,929 | $270,000 | +9.2% |
| Total Tax 2026 = estimate |
~$5,290
Estimated
|
~$4,843
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $294,929 | $294,929 | +0 (+0.0%) |
| Taxable Value | $294,929 | $294,929 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $294,929 | $294,929 | — | — | $294,929 | $294,929 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $294,929 | $294,929 | — | −$24,929 | $270,000 | $270,000 | ~$4,843 | Partial |
| 2024 | $— | — | — | — | $225,000 | $— | $3,972 | Verified |
| 2023 | $— | — | — | — | $225,000 | $— | $3,840 | Verified |
| 2022 | $— | — | — | — | $225,000 | $— | $4,151 | Verified |
| 2021 | $90,000 | — | — | — | $90,000 | $— | $1,758 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +9.2% | ~100% | Not available | Partial |
| 2025 | +31.1% | +20.0% | 91.6% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.7700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7100% | Verified |
| 2022 | +150.0% ! | +150.0% | ~100% | 1.8400% | Verified |
| 2021 | base year | — | ~100% | 1.9500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +227.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +113.8% | +34.5% | +227.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 97.2% | — | 100.0% | 2021 | 91.5% | 2025 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,843 | $3,301 | ~$12,927 | $4,843 | 2025 | $1,758 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$396,813 | ~$396,813 | ~1.7536% | ~$6,958 | +34.5% |
| 2027 | ~$533,894 | ~$533,894 | ~1.7135% | ~$9,148 | +81.0% |
| 2028 | ~$718,330 | ~$718,330 | ~1.6735% | ~$12,021 | +143.6% |
| 2029 | ~$966,479 | ~$966,479 | ~1.6334% | ~$15,787 | +227.7% |
| 2030 | ~$1,300,353 | ~$1,300,353 | ~1.5934% | ~$20,720 | +340.9% |
| 2026 | ~$390,915 | ~$390,915 | ~1.7936% | ~$7,011 | +32.5% |
| 2027 | ~$518,139 | ~$518,139 | ~1.7936% | ~$9,293 | +75.7% |
| 2028 | ~$686,770 | ~$686,770 | ~1.7936% | ~$12,318 | +132.9% |
| 2029 | ~$910,281 | ~$910,281 | ~1.7936% | ~$16,327 | +208.6% |
| 2030 | ~$1,206,536 | ~$1,206,536 | ~1.7936% | ~$21,641 | +309.1% |
| 2026 | ~$402,712 | ~$402,712 | ~1.7335% | ~$6,981 | +36.5% |
| 2027 | ~$549,884 | ~$549,884 | ~1.6735% | ~$9,202 | +86.4% |
| 2028 | ~$750,842 | ~$750,842 | ~1.6134% | ~$12,114 | +154.6% |
| 2029 | ~$1,025,240 | ~$1,025,240 | ~1.5533% | ~$15,926 | +247.6% |
| 2030 | ~$1,399,917 | ~$1,399,917 | ~1.4933% | ~$20,905 | +374.7% |
In 2025, this property's market value of $294,929 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 | $294,929 | $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 | $90,000 | $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.