1803 GRAVEYARD POINT RD TX 78734
| Owner | LEHMAN BRIAN |
|---|---|
| Parcel ID | 0150700337 |
| Short ID | 152493 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 20,103 SF |
| Acres | 0.462 |
| Year Built | — |
| Legal | ABS 544 SUR 102 MCDONALD J ACR .4615 |
| Neighborhood | R2000WF |
| Land | $592,560 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $592,560 |
| Improvement | $47,569 |
|---|---|
| Total Improvement | $47,569 |
| Market | $640,129 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $640,129 |
| Value Limitation Adjustment (−) (homestead cap) | −$125,673 |
| Net Appraised (assessed) | $514,456 |
| Taxable Value | $514,456 |
|---|
Appreciation: Market value has risen +188.1% from $222,210 (2021) to $640,129 (2025), a CAGR of 30.3% 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 $8,355. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($514,456) is $125,673 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 93% of market value ($592,560 land vs $47,569 improvements), about $29/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 $640,129, 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 +30.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,402,411 by 2030, with an estimated annual tax burden around $33,750. 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 |
|---|---|---|---|
| 031 | GARAGE DET 1ST F | 1,250 SF | ✓ |
Market value changed by 76% 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% | $5,348.80 | $5,348.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,933.56 | $1,933.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $607.18 | $607.18 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $465.06 | $465.06 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $8,354.60 | $8,354.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $592,561 | $640,129 | -7.4% |
| Assessed Value | $592,561 | $514,456 | +15.2% |
| Land Value | $592,560 | $592,560 | +0.0% |
| Improvement Value | $1 | $47,569 | -100.0% |
| Taxable Value | $592,561 | $514,456 | +15.2% |
| Total Tax 2026 = estimate |
~$9,623
Estimated
|
~$8,355
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $641,604 | $592,561 | -49,043 (-7.6%) |
| Taxable Value | $617,347 | $592,561 | -24,786 (-4.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $592,561 | $592,560 | $1 | — | $592,561 | $592,561 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $640,129 | $592,560 | $47,569 | −$125,673 | $514,456 | $514,456 | ~$8,355 | Partial |
| 2024 | $— | — | — | — | $428,713 | $— | $6,883 | Verified |
| 2023 | $— | — | — | — | $370,350 | $— | $5,787 | Verified |
| 2022 | $— | — | — | — | $370,350 | $— | $6,354 | Verified |
| 2021 | $222,210 | — | — | — | $271,590 ! | $— | $4,887 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +20.0% | 96.2% | Not available | Partial |
| 2025 | -1.7% | +2.3% | 80.4% | Not available | Partial |
| 2024 | +75.8% ! | +35.8% | 77.2% | 1.0600% | 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): +135.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.4% | +90.3% | +32.4% | +188.1% | 2025 | -7.4% | 2026 |
| Assessment Ratio | 100.0% | 100.9% | — | 122.2% | 2021 | 80.4% | 2025 |
| Effective Tax Rate (2025) | 1.3100% | 1.3100% | — | 1.3100% | 2025 | 1.3100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,355 | $6,621 | ~$22,292 | $8,355 | 2025 | $4,887 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$833,957 | ~$833,957 | ~1.5801% | ~$13,178 | +30.3% |
| 2027 | ~$1,086,474 | ~$1,086,474 | ~1.5363% | ~$16,692 | +69.7% |
| 2028 | ~$1,415,453 | ~$1,415,453 | ~1.4925% | ~$21,125 | +121.1% |
| 2029 | ~$1,844,045 | ~$1,844,045 | ~1.4487% | ~$26,714 | +188.1% |
| 2030 | ~$2,402,411 | ~$2,402,411 | ~1.4048% | ~$33,750 | +275.3% |
| 2026 | ~$821,154 | ~$821,154 | ~1.6240% | ~$13,335 | +28.3% |
| 2027 | ~$1,053,372 | ~$1,053,372 | ~1.6240% | ~$17,106 | +64.6% |
| 2028 | ~$1,351,260 | ~$1,351,260 | ~1.6240% | ~$21,944 | +111.1% |
| 2029 | ~$1,733,389 | ~$1,733,389 | ~1.6240% | ~$28,150 | +170.8% |
| 2030 | ~$2,223,583 | ~$2,223,583 | ~1.6240% | ~$36,110 | +247.4% |
| 2026 | ~$846,759 | ~$846,759 | ~1.5582% | ~$13,194 | +32.3% |
| 2027 | ~$1,120,089 | ~$1,120,089 | ~1.4925% | ~$16,717 | +75.0% |
| 2028 | ~$1,481,647 | ~$1,481,647 | ~1.4267% | ~$21,139 | +131.5% |
| 2029 | ~$1,959,915 | ~$1,959,915 | ~1.3610% | ~$26,674 | +206.2% |
| 2030 | ~$2,592,565 | ~$2,592,565 | ~1.2953% | ~$33,580 | +305.0% |
In 2025, this property's market value of $640,129 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 8× 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 | $640,129 | $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 | $222,210 | $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.