16501 STEWART RD TX 78734
| Owner | SAIL & SKI INC |
|---|---|
| Parcel ID | 0145681005 |
| Short ID | 147601 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 292,466 SF |
| Acres | 6.714 |
| Year Built | — |
| Legal | LOT 1 YACHT HARBOR SUBD |
| Neighborhood | 95TRAV_S |
| Land | $2,845,488 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,845,488 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $974,675 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $974,675 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $974,675 |
| Taxable Value | $974,675 |
|---|
Appreciation: Market value has risen +4169.1% from $22,831 (2021) to $974,675 (2025), a CAGR of 155.6% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,374. Lake Travis ISD is the largest single contributor, at 63.5% 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 292% of market value ($2,845,488 land vs $0 improvements), about $10/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 $974,675, 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 +155.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $106,360,028 by 2030, with an estimated annual tax burden around $22,915. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 18,800 SF | ✗ |
Market value changed by 194% in 2026, 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% | $10,133.70 | $10,133.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,663.27 | $3,663.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,150.34 | $1,150.34 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $881.10 | $881.10 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $120.08 | $120.08 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $15,948.49 | $15,948.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $974,675 | $974,675 | +0.0% |
| Assessed Value | $974,675 | $974,675 | +0.0% |
| Land Value | $2,845,488 | $2,845,488 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $974,675 | $974,675 | +0.0% |
| Total Tax 2026 = estimate |
~$16,374
Estimated
|
~$15,948
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,866,373 | $974,675 | -1,891,698 (-66.0%) |
| Taxable Value | $1,169,610 | $974,675 | -194,935 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $974,675 | $2,845,488 | — | — | $974,675 | $974,675 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $974,675 | $2,845,488 | — | — | $974,675 | $974,675 | ~$15,948 | Partial |
| 2024 | $974,675 | — | — | — | — | $— | $15,650 | Verified |
| 2023 | $974,675 | — | — | — | — | $— | $15,230 | Verified |
| 2022 | $976,664 | — | — | — | — | $— | $16,723 | Verified |
| 2021 | $22,831 | — | — | — | — | $— | $17,573 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +194.1% ! | +20.0% | 40.8% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.6100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5600% | Verified |
| 2022 | -0.2% | -0.2% | ~100% | 1.7200% | Verified |
| 2021 | base year | — | ~100% | 76.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +835.5% | +155.6% | +4177.8% | 2022 | -0.2% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 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 |
$15,948 | $16,225 | ~$20,154 | $17,573 | 2021 | $15,230 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,491,401 | ~$1,072,142 | ~1.6359% | ~$17,540 | +155.6% |
| 2027 | ~$6,368,355 | ~$1,179,357 | ~1.5919% | ~$18,774 | +553.4% |
| 2028 | ~$16,278,373 | ~$1,297,292 | ~1.5479% | ~$20,081 | +1570.1% |
| 2029 | ~$41,609,713 | ~$1,427,022 | ~1.5039% | ~$21,460 | +4169.1% |
| 2030 | ~$106,360,028 | ~$1,569,724 | ~1.4598% | ~$22,915 | +10812.4% |
| 2026 | ~$2,471,907 | ~$1,072,142 | ~1.6800% | ~$18,012 | +153.6% |
| 2027 | ~$6,269,089 | ~$1,179,357 | ~1.6800% | ~$19,813 | +543.2% |
| 2028 | ~$15,899,254 | ~$1,297,292 | ~1.6800% | ~$21,794 | +1531.2% |
| 2029 | ~$40,322,648 | ~$1,427,022 | ~1.6800% | ~$23,973 | +4037.0% |
| 2030 | ~$102,263,663 | ~$1,569,724 | ~1.6800% | ~$26,371 | +10392.1% |
| 2026 | ~$2,510,894 | ~$1,072,142 | ~1.6139% | ~$17,304 | +157.6% |
| 2027 | ~$6,468,401 | ~$1,179,357 | ~1.5479% | ~$18,255 | +563.6% |
| 2028 | ~$16,663,472 | ~$1,297,292 | ~1.4818% | ~$19,224 | +1609.6% |
| 2029 | ~$42,927,347 | ~$1,427,022 | ~1.4158% | ~$20,204 | +4304.3% |
| 2030 | ~$110,586,624 | ~$1,569,724 | ~1.3498% | ~$21,187 | +11246.0% |
In 2025, this property's market value of $974,675 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $974,675 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $974,675 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $974,675 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | $976,664 | $15,000 | $55,000 | $180,463 | ↑ Top 25% | +100.0% |
| 2021 | $22,831 | $6,000 | $14,480 | $80,000 | ↑ Above median | 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.