THURMAN RD TX 78645
| Owner | VASQUEZ INTERESTS FAMILY LIMITED PARTNERSHIP |
|---|---|
| Parcel ID | 0158760123 |
| Short ID | 850361 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 44,253 SF |
| Acres | 1.016 |
| Year Built | — |
| Legal | LOT 34 POOLE PLACE SEC 1 AMD PLAT LOT 35 & LOT 34 AMD PLAT LTS33&34 |
| Neighborhood | S07WF |
| Land | $864,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $864,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $864,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $864,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$477,193 |
| Net Appraised (assessed) | $386,807 |
| Taxable Value | $386,807 |
|---|
Appreciation: Market value has risen +248.7% from $247,800 (2021) to $864,000 (2025), a CAGR of 36.6% 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 $6,617. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($386,807) is $477,193 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 ($864,000 land vs $0 improvements), about $20/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 $864,000, 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 +36.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,116,511 by 2030, with an estimated annual tax burden around $62,167. 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 221% in 2023, 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% | $3,933.44 | $3,933.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,453.79 | $1,453.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $456.52 | $456.52 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $386.81 | $386.81 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $386.68 | $386.68 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $6,617.24 | $6,617.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $864,000 | $864,000 | +0.0% |
| Assessed Value | $464,168 | $386,807 | +20.0% |
| Land Value | $864,000 | $864,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $464,168 | $386,807 | +20.0% |
| HS Cap Loss | -$399,832 | — | |
| Total Tax 2026 = estimate |
~$7,941
Estimated
|
~$6,617
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $864,000 | $864,000 | +0 (+0.0%) |
| Taxable Value | $464,168 | $464,168 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $864,000 | $864,000 | — | −$399,832 | $464,168 | $464,168 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $864,000 | $864,000 | — | −$477,193 | $386,807 | $386,807 | ~$6,617 | Partial |
| 2024 | $— | — | — | — | $864,000 | $— | $5,352 | Verified |
| 2023 | $— | — | — | — | $864,000 | $— | $4,321 | Verified |
| 2022 | $— | — | — | — | $268,800 | $— | $4,784 | Verified |
| 2021 | $247,800 | — | — | — | $268,800 ! | $— | $5,030 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 53.7% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 44.8% | Not available | Partial |
| 2024 | +0.0% | -62.7% | 37.3% | 0.6200% | Verified |
| 2023 | +221.4% ! | +221.4% | ~100% | 0.5000% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 2.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +221.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +124.3% | +36.6% | +248.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 53.7% | 69.0% | — | 108.5% | 2021 | 44.8% | 2025 |
| Effective Tax Rate (2025) | 0.7700% | 0.7700% | — | 0.7700% | 2025 | 0.7700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,617 | $5,823 | ~$37,992 | $6,617 | 2025 | $5,030 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,180,638 | ~$1,180,638 | ~1.6706% | ~$19,724 | +36.6% |
| 2027 | ~$1,613,318 | ~$1,613,318 | ~1.6305% | ~$26,305 | +86.7% |
| 2028 | ~$2,204,566 | ~$2,204,566 | ~1.5904% | ~$35,061 | +155.2% |
| 2029 | ~$3,012,494 | ~$3,012,494 | ~1.5503% | ~$46,702 | +248.7% |
| 2030 | ~$4,116,511 | ~$4,116,511 | ~1.5102% | ~$62,167 | +376.4% |
| 2026 | ~$1,163,358 | ~$1,163,358 | ~1.7107% | ~$19,902 | +34.6% |
| 2027 | ~$1,566,438 | ~$1,566,438 | ~1.7107% | ~$26,798 | +81.3% |
| 2028 | ~$2,109,177 | ~$2,109,177 | ~1.7107% | ~$36,082 | +144.1% |
| 2029 | ~$2,839,963 | ~$2,839,963 | ~1.7107% | ~$48,584 | +228.7% |
| 2030 | ~$3,823,952 | ~$3,823,952 | ~1.7107% | ~$65,418 | +342.6% |
| 2026 | ~$1,197,918 | ~$1,197,918 | ~1.6506% | ~$19,772 | +38.6% |
| 2027 | ~$1,660,889 | ~$1,660,889 | ~1.5904% | ~$26,415 | +92.2% |
| 2028 | ~$2,302,789 | ~$2,302,789 | ~1.5302% | ~$35,238 | +166.5% |
| 2029 | ~$3,192,769 | ~$3,192,769 | ~1.4701% | ~$46,936 | +269.5% |
| 2030 | ~$4,426,709 | ~$4,426,709 | ~1.4099% | ~$62,412 | +412.4% |
In 2025, this property's market value of $864,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $864,000 | $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 | $247,800 | $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.