1833 KINGFISHER RIDGE CV TX 78645
| Owner | WHITE WALTER M & MARTHA W |
|---|---|
| Parcel ID | 0152730118 |
| Short ID | 375651 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 55,975 SF |
| Acres | 1.285 |
| Year Built | — |
| Legal | LOT 4 BLK A WATERFORD ON LAKE TRAVIS SEC 1 |
| Neighborhood | S05WF |
| Land | $923,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $923,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $923,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $923,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$15,800 |
| Net Appraised (assessed) | $907,200 |
| Taxable Value | $907,200 |
|---|
Appreciation: Market value has risen +414.1% from $179,550 (2021) to $923,000 (2025), a CAGR of 50.6% 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 $15,520. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($907,200) is $15,800 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 ($923,000 land vs $0 improvements), about $16/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 $923,000, 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 +50.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,144,504 by 2030, with an estimated annual tax burden around $107,895. 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% | $9,225.32 | $9,225.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,409.67 | $3,409.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,070.70 | $1,070.70 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $907.20 | $907.20 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $906.90 | $906.90 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $15,519.79 | $15,519.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $355,000 | $923,000 | -61.5% |
| Assessed Value | $355,000 | $907,200 | -60.9% |
| Land Value | $355,000 | $923,000 | -61.5% |
| Improvement Value | — | — | — |
| Taxable Value | $355,000 | $907,200 | -60.9% |
| Total Tax 2026 = estimate |
~$6,073
Estimated
|
~$15,520
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $355,000 | $355,000 | +0 (+0.0%) |
| Taxable Value | $355,000 | $355,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $355,000 | $355,000 | — | — | $355,000 | $355,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $923,000 | $923,000 | — | −$15,800 | $907,200 | $907,200 | ~$15,520 | Partial |
| 2024 | $— | — | — | — | $923,000 | $— | $12,552 | Verified |
| 2023 | $— | — | — | — | $630,000 | $— | $10,135 | Verified |
| 2022 | $— | — | — | — | $504,000 | $— | $8,971 | Verified |
| 2021 | $179,550 | — | — | — | $189,000 ! | $— | $3,537 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -61.5% | -60.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 98.3% | Not available | Partial |
| 2024 | +46.5% | +20.0% | 81.9% | 1.3600% | Verified |
| 2023 | +25.0% | +25.0% | ~100% | 1.6100% | Verified |
| 2022 | +166.7% ! | +166.7% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +388.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -61.5% | +176.3% | +98.8% | +414.1% | 2025 | -61.5% | 2026 |
| Assessment Ratio | 100.0% | 101.2% | — | 105.3% | 2021 | 98.3% | 2025 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,520 | $9,528 | ~$57,782 | $15,520 | 2025 | $3,537 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,389,811 | ~$1,389,811 | ~1.6706% | ~$23,219 | +50.6% |
| 2027 | ~$2,092,714 | ~$2,092,714 | ~1.6305% | ~$34,122 | +126.7% |
| 2028 | ~$3,151,113 | ~$3,151,113 | ~1.5904% | ~$50,115 | +241.4% |
| 2029 | ~$4,744,801 | ~$4,744,801 | ~1.5503% | ~$73,558 | +414.1% |
| 2030 | ~$7,144,504 | ~$7,144,504 | ~1.5102% | ~$107,895 | +674.1% |
| 2026 | ~$1,371,351 | ~$1,371,351 | ~1.7107% | ~$23,460 | +48.6% |
| 2027 | ~$2,037,491 | ~$2,037,491 | ~1.7107% | ~$34,856 | +120.7% |
| 2028 | ~$3,027,210 | ~$3,027,210 | ~1.7107% | ~$51,788 | +228.0% |
| 2029 | ~$4,497,690 | ~$4,497,690 | ~1.7107% | ~$76,944 | +387.3% |
| 2030 | ~$6,682,462 | ~$6,682,462 | ~1.7107% | ~$114,319 | +624.0% |
| 2026 | ~$1,408,271 | ~$1,408,271 | ~1.6506% | ~$23,244 | +52.6% |
| 2027 | ~$2,148,675 | ~$2,148,675 | ~1.5904% | ~$34,173 | +132.8% |
| 2028 | ~$3,278,351 | ~$3,278,351 | ~1.5302% | ~$50,166 | +255.2% |
| 2029 | ~$5,001,957 | ~$5,001,957 | ~1.4701% | ~$73,532 | +441.9% |
| 2030 | ~$7,631,757 | ~$7,631,757 | ~1.4099% | ~$107,600 | +726.8% |
In 2025, this property's market value of $923,000 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 | $923,000 | $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 | $179,550 | $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.