VERGARI DR 78669
| Owner | FIVE CEES LLC |
|---|---|
| Parcel ID | 0147950215 |
| Short ID | 987560 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 48,372 SF |
| Acres | 1.110 |
| Year Built | — |
| Legal | TRAVIS CLUB PHS 1 BLK A LOT 165 |
| Neighborhood | Q23000 |
| Land | $77,231 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $77,231 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $77,231 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $77,231 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $77,231 |
| Taxable Value | $77,231 |
|---|
Tax Burden: The combined rate across 5 taxing entities is 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,316. Lake Travis ISD is the largest single contributor, at 61.0% 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 ($77,231 land vs $0 improvements), about $2/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 $77,231, this parcel sits in the lower-middle (25th–50th 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.
No delinquent taxes on record.
Market value changed by 1433% 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% | $802.97 | $802.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $290.27 | $290.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $91.15 | $91.15 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $71.84 | $71.84 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $59.85 | $59.85 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $1,316.08 | $1,316.08 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,183,774 | $77,231 | +1432.8% |
| Assessed Value | $92,677 | $77,231 | +20.0% |
| Land Value | $1,183,774 | $77,231 | +1432.8% |
| Improvement Value | — | — | — |
| Taxable Value | $92,677 | $77,231 | +20.0% |
| HS Cap Loss | -$1,091,097 | — | |
| Total Tax 2026 = estimate |
~$1,579
Estimated
|
~$1,316
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,183,774 | $1,183,774 | +0 (+0.0%) |
| Taxable Value | $92,677 | $92,677 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,183,774 | $1,183,774 | — | −$1,091,097 | $92,677 | $92,677 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $77,231 | $77,231 | — | — | $77,231 | $77,231 | ~$1,316 | Partial |
| 2024 | $— | — | — | — | $75,000 | $— | $1,257 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1432.8% ! | +20.0% | 7.8% | Not available | Partial |
| 2025 | +3.0% | +3.0% | ~100% | Not available | Partial |
| 2024 | base year | — | ~100% | 1.6800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1432.8% | +1432.8% | — | +1432.8% | 2026 | +1432.8% | 2026 |
| Assessment Ratio | 7.8% | 53.9% | — | 100.0% | 2025 | 7.8% | 2026 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,316 | $1,316 | — | $1,316 | 2025 | $1,316 | 2025 |
In 2025, this property's market value of $77,231 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -9% below 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 | $77,231 | $24,862 | $85,028 | $363,420 | ↓ Below median | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
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.