20710 E LAKESHORE DR TX 78669
| Owner | LAKEWOOD ESTATES ASSOCIATION |
|---|---|
| Parcel ID | 0158880104 |
| Short ID | 157140 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 1 SF |
| Land SF | 186,315 SF |
| Acres | 4.277 |
| Year Built | 2017 |
| Legal | PARK AREA LAKEWOOD ESTATES |
| Neighborhood | Q02WF |
| Land | $31,644 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $31,644 |
| Improvement | $521 |
|---|---|
| Total Improvement | $521 |
| Market | $32,165 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $32,165 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $32,165 |
| Taxable Value | $32,165 |
|---|
Appreciation: Market value has risen +1.7% from $31,634 (2021) to $32,165 (2025), a CAGR of 0.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has lagged the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $548. Lake Travis ISD is the largest single contributor, at 61.0% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($515, ~1.6% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 98% of market value ($31,644 land vs $521 improvements), about $0/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 $32,165, this parcel sits in the bottom quartile (<25th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +0.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $32,841 by 2030, with an estimated annual tax burden around $486. 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 |
|---|---|---|---|
| 061 | CARPORT ATT 1ST | 1,005 SF | ✗ |
| 1ST | 1st Floor | 1 SF | ✓ |
Market value changed by 110% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $334.42 | $334.42 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $120.89 | $120.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $37.96 | $37.96 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $29.92 | $29.92 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $24.93 | $24.93 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $548.12 | $548.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $32,303 | $32,165 | +0.4% |
| Assessed Value | $32,303 | $32,165 | +0.4% |
| Land Value | $31,644 | $31,644 | +0.0% |
| Improvement Value | $659 | $521 | +26.5% |
| Taxable Value | $32,303 | $32,165 | +0.4% |
| HS Cap Loss | — | -$515 (2024) | |
| Total Tax 2026 = estimate |
~$550
Estimated
|
~$548
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $32,303 | $32,303 | +0 (+0.0%) |
| Taxable Value | $32,303 | $32,303 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $32,303 | $31,644 | $659 | — | $32,303 | $32,303 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $32,165 | $31,644 | $521 | — | $32,165 | $32,165 | ~$548 | Partial |
| 2024 | $32,400 | — | — | −$756 | $31,644 | $— | $539 | Verified |
| 2023 | $15,403 | — | — | — | $31,644 ! | $— | $529 | Verified |
| 2022 | $31,274 | — | — | −$17,210 | $14,064 | $— | $274 | Verified |
| 2021 | $31,634 | — | — | −$24,602 | $7,032 | $— | $589 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -0.7% | -0.7% | ~100% | 1.6800% | Verified |
| 2023 | +110.3% ! | +110.3% | ~100% | 1.6300% | Verified |
| 2022 | -50.7% | -50.7% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.4% | +11.6% | +0.3% | +110.3% | 2024 | -50.7% | 2023 |
| Assessment Ratio | 100.0% | 95.0% | — | 205.4% | 2023 | 22.2% | 2021 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$548 | $496 | ~$511 | $589 | 2021 | $274 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$32,299 | ~$32,299 | ~1.6590% | ~$536 | +0.4% |
| 2027 | ~$32,434 | ~$32,434 | ~1.6140% | ~$523 | +0.8% |
| 2028 | ~$32,569 | ~$32,569 | ~1.5689% | ~$511 | +1.3% |
| 2029 | ~$32,705 | ~$32,705 | ~1.5239% | ~$498 | +1.7% |
| 2030 | ~$32,841 | ~$32,841 | ~1.4788% | ~$486 | +2.1% |
| 2026 | ~$31,656 | ~$31,656 | ~1.7041% | ~$539 | -1.6% |
| 2027 | ~$31,155 | ~$31,155 | ~1.7041% | ~$531 | -3.1% |
| 2028 | ~$30,662 | ~$30,662 | ~1.7041% | ~$523 | -4.7% |
| 2029 | ~$30,176 | ~$30,176 | ~1.7041% | ~$514 | -6.2% |
| 2030 | ~$29,699 | ~$29,699 | ~1.7041% | ~$506 | -7.7% |
| 2026 | ~$32,942 | ~$32,942 | ~1.6365% | ~$539 | +2.4% |
| 2027 | ~$33,739 | ~$33,739 | ~1.5689% | ~$529 | +4.9% |
| 2028 | ~$34,554 | ~$34,554 | ~1.5014% | ~$519 | +7.4% |
| 2029 | ~$35,389 | ~$35,389 | ~1.4338% | ~$507 | +10.0% |
| 2030 | ~$36,245 | ~$36,245 | ~1.3662% | ~$495 | +12.7% |
In 2025, this property's market value of $32,165 places it in the bottom 25% for Multi-Family properties in Travis County (12584 comparable) — -94% below the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $32,165 | $438,669 | $519,778 | $749,859 | ↓ Bottom 25% | -7.5% |
| 2024 | $32,400 | $467,458 | $564,615 | $848,565 | ↓ Bottom 25% | -6.3% |
| 2023 | $15,403 | $503,905 | $617,035 | $919,932 | ↓ Bottom 25% | +0.9% |
| 2022 | $31,274 | $506,618 | $615,058 | $906,429 | ↓ Bottom 25% | +39.1% |
| 2021 | $31,634 | $300,453 | $376,850 | $539,896 | ↓ Bottom 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.