17808 KINGFISHER RIDGE DR TX 78645
| Owner | KHANNA SANJIV & RENU KHANNA |
|---|---|
| Parcel ID | 0152730107 |
| Short ID | 375640 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 107,680 SF |
| Acres | 2.472 |
| Year Built | — |
| Legal | LOT 15 BLK A WATERFORD ON LAKE TRAVIS SEC 1 |
| Neighborhood | S05WF |
| Land | $1,313,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,313,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,313,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,313,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$17,000 |
| Net Appraised (assessed) | $1,296,000 |
| Taxable Value | $1,296,000 |
|---|
Appreciation: Market value has risen +386.3% from $270,000 (2021) to $1,313,000 (2025), a CAGR of 48.5% 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 5 taxing entities is 1.7107% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $22,171. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($1,296,000) is $17,000 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 ($1,313,000 land vs $0 improvements), about $12/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 $1,313,000, 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 +48.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,481,803 by 2030, with an estimated annual tax burden around $143,192. 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 167% 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% | $13,179.02 | $13,179.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,870.95 | $4,870.95 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,529.58 | $1,529.58 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,296.00 | $1,296.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $1,295.57 | $1,295.57 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $22,171.12 | $22,171.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $505,000 | $1,313,000 | -61.5% |
| Assessed Value | $505,000 | $1,296,000 | -61.0% |
| Land Value | $505,000 | $1,313,000 | -61.5% |
| Improvement Value | — | — | — |
| Taxable Value | $505,000 | $1,296,000 | -61.0% |
| Total Tax 2026 = estimate |
~$8,639
Estimated
|
~$22,171
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $505,000 | $505,000 | +0 (+0.0%) |
| Taxable Value | $505,000 | $505,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $505,000 | $505,000 | — | — | $505,000 | $505,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,313,000 | $1,313,000 | — | −$17,000 | $1,296,000 | $1,296,000 | ~$22,171 | Partial |
| 2024 | $— | — | — | — | $1,313,000 | $— | $17,931 | Verified |
| 2023 | $— | — | — | — | $900,000 | $— | $14,479 | Verified |
| 2022 | $— | — | — | — | $720,000 | $— | $12,815 | Verified |
| 2021 | $270,000 | — | — | — | $270,000 | $— | $5,052 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -61.5% | -61.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 98.7% | Not available | Partial |
| 2024 | +45.9% | +20.0% | 82.2% | 1.3700% | Verified |
| 2023 | +25.0% | +25.0% | ~100% | 1.6100% | Verified |
| 2022 | +166.7% ! | +166.7% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +386.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -61.5% | +162.4% | +96.0% | +386.3% | 2025 | -61.5% | 2026 |
| Assessment Ratio | 100.0% | 99.6% | — | 100.0% | 2021 | 98.7% | 2025 |
| Effective Tax Rate (2025) | 1.6900% | 1.6900% | — | 1.6900% | 2025 | 1.6900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$22,171 | $13,612 | ~$78,069 | $22,171 | 2025 | $5,052 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,949,800 | ~$1,949,800 | ~1.6706% | ~$32,574 | +48.5% |
| 2027 | ~$2,895,444 | ~$2,895,444 | ~1.6305% | ~$47,211 | +120.5% |
| 2028 | ~$4,299,723 | ~$4,299,723 | ~1.5904% | ~$68,383 | +227.5% |
| 2029 | ~$6,385,070 | ~$6,385,070 | ~1.5503% | ~$98,987 | +386.3% |
| 2030 | ~$9,481,803 | ~$9,481,803 | ~1.5102% | ~$143,192 | +622.1% |
| 2026 | ~$1,923,540 | ~$1,923,540 | ~1.7107% | ~$32,907 | +46.5% |
| 2027 | ~$2,817,977 | ~$2,817,977 | ~1.7107% | ~$48,208 | +114.6% |
| 2028 | ~$4,128,325 | ~$4,128,325 | ~1.7107% | ~$70,625 | +214.4% |
| 2029 | ~$6,047,979 | ~$6,047,979 | ~1.7107% | ~$103,465 | +360.6% |
| 2030 | ~$8,860,265 | ~$8,860,265 | ~1.7107% | ~$151,576 | +574.8% |
| 2026 | ~$1,976,060 | ~$1,976,060 | ~1.6506% | ~$32,616 | +50.5% |
| 2027 | ~$2,973,961 | ~$2,973,961 | ~1.5904% | ~$47,298 | +126.5% |
| 2028 | ~$4,475,800 | ~$4,475,800 | ~1.5302% | ~$68,490 | +240.9% |
| 2029 | ~$6,736,060 | ~$6,736,060 | ~1.4701% | ~$99,025 | +413.0% |
| 2030 | ~$10,137,742 | ~$10,137,742 | ~1.4099% | ~$142,932 | +672.1% |
In 2025, this property's market value of $1,313,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 15× 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 | $1,313,000 | $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 | $270,000 | $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.