1306 MERMAIDS CV TX 78734
| Owner | LAM GLORIA & MCKINLEY PARKER |
|---|---|
| Parcel ID | 0147680144 |
| Short ID | 522944 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 2,614 SF |
| Acres | 0.060 |
| Year Built | — |
| Legal | ABS 2453 SUR 84 STEWART B K ACR .0600 |
| Neighborhood | R2000WF |
| Land | $300,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $300,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $300,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $300,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$84,000 |
| Net Appraised (assessed) | $216,000 |
| Taxable Value | $216,000 |
|---|
Appreciation: Market value has risen +233.3% from $90,000 (2021) to $300,000 (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 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,508. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($216,000) is $84,000 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 ($300,000 land vs $0 improvements), about $115/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 $300,000, 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 +35.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,351,200 by 2030, with an estimated annual tax burden around $18,982. 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 2024, 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% | $2,245.75 | $2,245.75 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $811.83 | $811.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $254.93 | $254.93 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $195.26 | $195.26 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $3,507.77 | $3,507.77 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $300,000 | $300,000 | +0.0% |
| Assessed Value | $259,200 | $216,000 | +20.0% |
| Land Value | $300,000 | $300,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $259,200 | $216,000 | +20.0% |
| HS Cap Loss | -$40,800 | — | |
| Total Tax 2026 = estimate |
~$4,209
Estimated
|
~$3,508
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $300,000 | $300,000 | +0 (+0.0%) |
| Taxable Value | $259,200 | $259,200 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $300,000 | $300,000 | — | −$40,800 | $259,200 | $259,200 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $300,000 | $300,000 | — | −$84,000 | $216,000 | $216,000 | ~$3,508 | Partial |
| 2024 | $— | — | — | — | $300,000 | $— | $2,890 | Verified |
| 2023 | $— | — | — | — | $150,000 | $— | $2,344 | Verified |
| 2022 | $— | — | — | — | $150,000 | $— | $2,574 | Verified |
| 2021 | $90,000 | — | — | — | $110,000 ! | $— | $1,979 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 86.4% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 72.0% | Not available | Partial |
| 2024 | +100.0% ! | +20.0% | 60.0% | 0.9600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5600% | Verified |
| 2022 | +36.4% | +36.4% | ~100% | 1.7200% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +172.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +116.7% | +35.1% | +233.3% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 86.4% | 93.5% | — | 122.2% | 2021 | 72.0% | 2025 |
| Effective Tax Rate (2025) | 1.1700% | 1.1700% | — | 1.1700% | 2025 | 1.1700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,508 | $2,743 | ~$11,867 | $3,508 | 2025 | $1,979 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$405,360 | ~$405,360 | ~1.5801% | ~$6,405 | +35.1% |
| 2027 | ~$547,723 | ~$547,723 | ~1.5363% | ~$8,415 | +82.6% |
| 2028 | ~$740,083 | ~$740,083 | ~1.4925% | ~$11,046 | +146.7% |
| 2029 | ~$1,000,000 | ~$1,000,000 | ~1.4487% | ~$14,487 | +233.3% |
| 2030 | ~$1,351,200 | ~$1,351,200 | ~1.4048% | ~$18,982 | +350.4% |
| 2026 | ~$399,360 | ~$399,360 | ~1.6240% | ~$6,485 | +33.1% |
| 2027 | ~$531,628 | ~$531,628 | ~1.6240% | ~$8,633 | +77.2% |
| 2028 | ~$707,703 | ~$707,703 | ~1.6240% | ~$11,493 | +135.9% |
| 2029 | ~$942,095 | ~$942,095 | ~1.6240% | ~$15,299 | +214.0% |
| 2030 | ~$1,254,117 | ~$1,254,117 | ~1.6240% | ~$20,366 | +318.0% |
| 2026 | ~$411,360 | ~$411,360 | ~1.5582% | ~$6,410 | +37.1% |
| 2027 | ~$564,057 | ~$564,057 | ~1.4925% | ~$8,418 | +88.0% |
| 2028 | ~$773,435 | ~$773,435 | ~1.4267% | ~$11,035 | +157.8% |
| 2029 | ~$1,060,534 | ~$1,060,534 | ~1.3610% | ~$14,434 | +253.5% |
| 2030 | ~$1,454,205 | ~$1,454,205 | ~1.2953% | ~$18,836 | +384.7% |
In 2025, this property's market value of $300,000 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $300,000 | $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.