738 DECKHOUSE DR TX 78645
| Owner | HALDAR AMIT & SHIBANI |
|---|---|
| Parcel ID | 0145830301 |
| Short ID | 148234 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 73,632 SF |
| Acres | 1.690 |
| Year Built | — |
| Legal | LOT 810 *& ALL BELOW 715 LINE POINT VENTURE SEC 2-C |
| Neighborhood | S06WF |
| Land | $960,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $960,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $960,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $960,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$130,560 |
| Net Appraised (assessed) | $829,440 |
| Taxable Value | $829,440 |
|---|
Appreciation: Market value has risen +233.3% from $288,000 (2021) to $960,000 (2025), a CAGR of 35.1% 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 7 taxing entities is 2.4572% in 2025 (+0.0388% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $20,381. Lago Vista ISD is the largest single contributor, at 41.4% of the total 2025 levy.
Assessment Gap: Assessed value ($829,440) is $130,560 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 ($960,000 land vs $0 improvements), about $13/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 $960,000, 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 +35.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,323,840 by 2030, with an estimated annual tax burden around $91,872. 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 100% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $8,434.58 | $8,434.58 | Paid |
| WPV WCID Point Venture | 0.7409% | 0.7000% | 0.6722% | 0.6722% | 0.6606% | -0.0116% | $5,479.28 | $5,479.28 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,117.41 | $3,117.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $978.93 | $978.93 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $829.44 | $829.44 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $829.17 | $829.17 | Paid |
| VPV Village of Point Venture | 0.1110% | 0.0909% | 0.0858% | 0.0858% | 0.0858% | +0.0000% | $711.89 | $711.89 | Paid |
| Combined Rate | 2.7231% | 2.5708% | 2.3668% | 2.4183% | 2.4572% | +0.0388% | $20,380.70 | $20,380.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $583,500 | $960,000 | -39.2% |
| Assessed Value | $583,500 | $829,440 | -29.7% |
| Land Value | $958,100 | $960,000 | -0.2% |
| Improvement Value | — | — | — |
| Taxable Value | $583,500 | $829,440 | -29.7% |
| Total Tax 2026 = estimate |
~$14,338
Estimated
|
~$20,381
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $958,100 | $583,500 | -374,600 (-39.1%) |
| Taxable Value | $958,100 | $583,500 | -374,600 (-39.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $583,500 | $958,100 | — | — | $583,500 | $583,500 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $960,000 | $960,000 | — | −$130,560 | $829,440 | $829,440 | ~$20,381 | Partial |
| 2024 | $— | — | — | — | $1,920,000 | $— | $16,716 | Verified |
| 2023 | $— | — | — | — | $576,000 | $— | $13,633 | Verified |
| 2022 | $— | — | — | — | $576,000 | $— | $14,808 | Verified |
| 2021 | $288,000 | — | — | — | $288,000 | $— | $7,842 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.2% | +15.5% | ~100% | Not available | Partial |
| 2025 | -50.0% | +20.0% | 86.4% | Not available | Partial |
| 2024 | +233.3% ! | +20.0% | 36.0% | 0.8700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.3700% | Verified |
| 2022 | +100.0% ! | +100.0% | ~100% | 2.5700% | Verified |
| 2021 | base year | — | ~100% | 2.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +233.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -39.2% | +97.1% | +52.6% | +233.3% | 2025 | -39.2% | 2026 |
| Assessment Ratio | 100.0% | 95.5% | — | 100.0% | 2021 | 86.4% | 2025 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$20,381 | $14,112 | ~$57,442 | $20,381 | 2025 | $7,842 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,297,152 | ~$1,297,152 | ~2.3907% | ~$31,011 | +35.1% |
| 2027 | ~$1,752,712 | ~$1,752,712 | ~2.3242% | ~$40,737 | +82.6% |
| 2028 | ~$2,368,265 | ~$2,368,265 | ~2.2577% | ~$53,469 | +146.7% |
| 2029 | ~$3,200,000 | ~$3,200,000 | ~2.1912% | ~$70,120 | +233.3% |
| 2030 | ~$4,323,840 | ~$4,323,840 | ~2.1248% | ~$91,872 | +350.4% |
| 2026 | ~$1,277,952 | ~$1,277,952 | ~2.4572% | ~$31,401 | +33.1% |
| 2027 | ~$1,701,210 | ~$1,701,210 | ~2.4572% | ~$41,802 | +77.2% |
| 2028 | ~$2,264,651 | ~$2,264,651 | ~2.4572% | ~$55,646 | +135.9% |
| 2029 | ~$3,014,704 | ~$3,014,704 | ~2.4572% | ~$74,076 | +214.0% |
| 2030 | ~$4,013,174 | ~$4,013,174 | ~2.4572% | ~$98,610 | +318.0% |
| 2026 | ~$1,316,352 | ~$1,316,352 | ~2.3574% | ~$31,032 | +37.1% |
| 2027 | ~$1,804,982 | ~$1,804,982 | ~2.2577% | ~$40,752 | +88.0% |
| 2028 | ~$2,474,992 | ~$2,474,992 | ~2.1580% | ~$53,411 | +157.8% |
| 2029 | ~$3,393,709 | ~$3,393,709 | ~2.0583% | ~$69,852 | +253.5% |
| 2030 | ~$4,653,455 | ~$4,653,455 | ~1.9586% | ~$91,141 | +384.7% |
In 2025, this property's market value of $960,000 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 | $960,000 | $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 | $288,000 | $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.