724 CUTLASS TX 78734
| Owner | CAPLAN ANDREW M & LEAH B |
|---|---|
| Parcel ID | 0141830313 |
| Short ID | 140657 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 10,176 SF |
| Acres | 0.234 |
| Year Built | — |
| Legal | LOT 376 LAKEWAY SEC 3 |
| Neighborhood | R3000 |
| Land | $431,460 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $431,460 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $431,460 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $431,460 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $431,460 |
| Taxable Value | $431,460 |
|---|
Appreciation: Market value has risen +166.3% from $162,000 (2021) to $431,460 (2025), a CAGR of 27.7% 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 $7,739. Lake Travis ISD is the largest single contributor, at 58.0% 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 ($431,460 land vs $0 improvements), about $42/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 $431,460, 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 +27.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,467,988 by 2030, with an estimated annual tax burden around $23,391. 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 120% 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% | $3,379.03 | $3,379.03 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,221.50 | $1,221.50 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $551.33 | $551.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $383.57 | $383.57 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $293.80 | $293.80 | Paid |
| Combined Rate | 1.9538% | 1.8447% | 1.7065% | 1.7654% | 1.7936% | +0.0282% | $5,829.23 | $5,829.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $431,460 | $431,460 | +0.0% |
| Assessed Value | $431,460 | $431,460 | +0.0% |
| Land Value | $431,460 | $431,460 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $431,460 | $431,460 | +0.0% |
| Total Tax 2026 = estimate |
~$7,739
Estimated
|
~$5,829
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $431,460 | $431,460 | +0 (+0.0%) |
| Taxable Value | $431,460 | $431,460 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $431,460 | $431,460 | — | — | $431,460 | $431,460 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $431,460 | $431,460 | — | — | $431,460 | $431,460 | ~$5,829 | Partial |
| 2024 | $— | — | — | — | $405,000 | $— | $6,355 | Verified |
| 2023 | $— | — | — | — | $375,000 | $— | $5,182 | Verified |
| 2022 | $— | — | — | — | $357,149 | $— | $5,144 | Verified |
| 2021 | $162,000 | — | — | — | $162,000 | $— | $3,165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +6.5% | +19.8% | ~100% | Not available | Partial |
| 2024 | +8.0% | -4.0% | 88.9% | 1.5700% | Verified |
| 2023 | +5.0% | +5.0% | ~100% | 1.3800% | Verified |
| 2022 | +120.5% ! | +120.5% | ~100% | 1.4400% | Verified |
| 2021 | base year | — | ~100% | 1.9500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +166.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +83.2% | +27.7% | +166.3% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.3500% | 1.3500% | — | 1.3500% | 2025 | 1.3500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,829 | $4,497 | ~$15,789 | $5,829 | 2025 | $3,165 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$551,184 | ~$551,184 | ~1.7536% | ~$9,665 | +27.7% |
| 2027 | ~$704,131 | ~$704,131 | ~1.7135% | ~$12,065 | +63.2% |
| 2028 | ~$899,518 | ~$899,518 | ~1.6735% | ~$15,053 | +108.5% |
| 2029 | ~$1,149,122 | ~$1,149,122 | ~1.6334% | ~$18,770 | +166.3% |
| 2030 | ~$1,467,988 | ~$1,467,988 | ~1.5934% | ~$23,391 | +240.2% |
| 2026 | ~$542,555 | ~$542,555 | ~1.7936% | ~$9,731 | +25.7% |
| 2027 | ~$682,256 | ~$682,256 | ~1.7936% | ~$12,237 | +58.1% |
| 2028 | ~$857,928 | ~$857,928 | ~1.7936% | ~$15,388 | +98.8% |
| 2029 | ~$1,078,833 | ~$1,078,833 | ~1.7936% | ~$19,350 | +150.0% |
| 2030 | ~$1,356,618 | ~$1,356,618 | ~1.7936% | ~$24,332 | +214.4% |
| 2026 | ~$559,814 | ~$559,814 | ~1.7335% | ~$9,705 | +29.7% |
| 2027 | ~$726,351 | ~$726,351 | ~1.6735% | ~$12,155 | +68.3% |
| 2028 | ~$942,430 | ~$942,430 | ~1.6134% | ~$15,205 | +118.4% |
| 2029 | ~$1,222,791 | ~$1,222,791 | ~1.5533% | ~$18,994 | +183.4% |
| 2030 | ~$1,586,555 | ~$1,586,555 | ~1.4933% | ~$23,692 | +267.7% |
In 2025, this property's market value of $431,460 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 | $431,460 | $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 | $162,000 | $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.