201 WESTWATER CT TX 78645
| Owner | AC WATERFORD MARINA LLC |
|---|---|
| Parcel ID | 0152800168 |
| Short ID | 770613 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 68,320 SF |
| Acres | 1.568 |
| Year Built | — |
| Legal | LOT 47 BLK A WATERFORD ON LAKE TRAVIS SEC 4A |
| Neighborhood | 95TRAV_N |
| Land | $2,983,435 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,983,435 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,000,000 |
| Taxable Value | $1,000,000 |
|---|
Appreciation: Market value has risen +4114.1% from $23,730 (2021) to $1,000,000 (2025), a CAGR of 154.8% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has outpaced 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 $17,107. Lago Vista ISD is the largest single contributor, at 59.4% 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 298% of market value ($2,983,435 land vs $0 improvements), about $44/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 $1,000,000, 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 +154.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $107,368,733 by 2030, with an estimated annual tax burden around $24,322. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 12,542 SF | ✗ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 202% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $10,169.00 | $10,169.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,758.45 | $3,758.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,180.23 | $1,180.23 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,000.00 | $1,000.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $999.67 | $999.67 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $17,107.35 | $17,107.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,184,476 | $1,000,000 | +18.4% |
| Assessed Value | $1,184,476 | $1,000,000 | +18.4% |
| Land Value | $2,983,435 | $2,983,435 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,184,476 | $1,000,000 | +18.4% |
| Total Tax 2026 = estimate |
~$20,263
Estimated
|
~$17,107
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,019,911 | $1,184,476 | -1,835,435 (-60.8%) |
| Taxable Value | $3,019,911 | $1,184,476 | -1,835,435 (-60.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,184,476 | $2,983,435 | — | — | $1,184,476 | $1,184,476 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,000,000 | $2,983,435 | — | — | $1,000,000 | $1,000,000 | ~$17,107 | Partial |
| 2024 | $502,757 | — | — | — | — | $— | $9,523 | Verified |
| 2023 | $502,757 | — | — | — | — | $— | $8,088 | Verified |
| 2022 | $503,356 | — | — | — | — | $— | $8,949 | Verified |
| 2021 | $23,730 | — | — | — | — | $— | $9,419 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +202.0% ! | +202.0% | ~100% | Not available | Partial |
| 2025 | +74.4% | +74.4% | ~100% | Not available | Partial |
| 2024 | +14.1% | +14.1% | ~100% | 1.6600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6100% | Verified |
| 2022 | -0.1% | -0.1% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 39.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +98.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +18.4% | +427.7% | +146.8% | +2021.2% | 2022 | -0.1% | 2023 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,107 | $10,617 | ~$21,259 | $17,107 | 2025 | $8,088 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,547,860 | ~$1,100,000 | ~1.6706% | ~$18,377 | +154.8% |
| 2027 | ~$6,491,591 | ~$1,210,000 | ~1.6305% | ~$19,729 | +549.2% |
| 2028 | ~$16,539,665 | ~$1,331,000 | ~1.5904% | ~$21,168 | +1554.0% |
| 2029 | ~$42,140,750 | ~$1,464,100 | ~1.5503% | ~$22,698 | +4114.1% |
| 2030 | ~$107,368,733 | ~$1,610,510 | ~1.5102% | ~$24,322 | +10636.9% |
| 2026 | ~$2,527,860 | ~$1,100,000 | ~1.7107% | ~$18,818 | +152.8% |
| 2027 | ~$6,390,076 | ~$1,210,000 | ~1.7107% | ~$20,700 | +539.0% |
| 2028 | ~$16,153,219 | ~$1,331,000 | ~1.7107% | ~$22,770 | +1515.3% |
| 2029 | ~$40,833,075 | ~$1,464,100 | ~1.7107% | ~$25,047 | +3983.3% |
| 2030 | ~$103,220,299 | ~$1,610,510 | ~1.7107% | ~$27,552 | +10222.0% |
| 2026 | ~$2,567,860 | ~$1,100,000 | ~1.6506% | ~$18,156 | +156.8% |
| 2027 | ~$6,593,905 | ~$1,210,000 | ~1.5904% | ~$19,244 | +559.4% |
| 2028 | ~$16,932,225 | ~$1,331,000 | ~1.5302% | ~$20,367 | +1593.2% |
| 2029 | ~$43,479,585 | ~$1,464,100 | ~1.4701% | ~$21,523 | +4248.0% |
| 2030 | ~$111,649,488 | ~$1,610,510 | ~1.4099% | ~$22,707 | +11064.9% |
In 2025, this property's market value of $1,000,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× 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 | $1,000,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $502,757 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $502,757 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | $503,356 | $15,000 | $55,000 | $180,463 | ↑ Top 25% | +100.0% |
| 2021 | $23,730 | $6,000 | $14,480 | $80,000 | ↑ Above median | 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.