3019 DRAPERS CV TX 78645
| Owner | CUTTER WILLIAMS |
|---|---|
| Parcel ID | 0160800404 |
| Short ID | 475240 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 168,751 SF |
| Acres | 3.874 |
| Year Built | — |
| Legal | ABS 2126 SUR 49 SETTLE M ACR 3.874 |
| Neighborhood | S04WF |
| Land | $1,197,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,197,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,197,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,197,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$407,880 |
| Net Appraised (assessed) | $789,120 |
| Taxable Value | $789,120 |
|---|
Appreciation: Market value has risen +482.5% from $205,500 (2021) to $1,197,000 (2025), a CAGR of 55.4% 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 $13,500. Lago Vista ISD is the largest single contributor, at 59.8% of the total 2025 levy.
Assessment Gap: Assessed value ($789,120) is $407,880 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 ($1,197,000 land vs $0 improvements), about $7/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 $1,197,000, 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 +55.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,831,711 by 2030, with an estimated annual tax burden around $163,578. 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% | $8,024.56 | $8,024.56 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,965.87 | $2,965.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $931.34 | $931.34 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $749.66 | $749.66 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $749.42 | $749.42 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $13,420.85 | $13,420.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,197,000 | $1,197,000 | +0.0% |
| Assessed Value | $946,944 | $789,120 | +20.0% |
| Land Value | $1,197,000 | $1,197,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $946,944 | $789,120 | +20.0% |
| HS Cap Loss | -$250,056 | — | |
| Total Tax 2026 = estimate |
~$16,200
Estimated
|
~$13,421
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,197,000 | $1,197,000 | +0 (+0.0%) |
| Taxable Value | $946,944 | $946,944 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,197,000 | $1,197,000 | — | −$250,056 | $946,944 | $946,944 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,197,000 | $1,197,000 | — | −$407,880 | $789,120 | $789,120 | ~$13,421 | Partial |
| 2024 | $— | — | — | — | $1,197,000 | $— | $10,855 | Verified |
| 2023 | $— | — | — | — | $548,000 | $— | $8,765 | Verified |
| 2022 | $— | — | — | — | $548,000 | $— | $9,705 | Verified |
| 2021 | $205,500 | — | — | — | $205,500 | $— | $3,825 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 79.1% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 65.9% | Not available | Partial |
| 2024 | +118.4% ! | +20.0% | 54.9% | 0.9100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6000% | Verified |
| 2022 | +166.7% ! | +166.7% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 1.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +482.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +241.2% | +55.4% | +482.5% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 79.1% | 81.7% | — | 100.0% | 2021 | 65.9% | 2025 |
| Effective Tax Rate (2025) | 1.1200% | 1.1200% | — | 1.1200% | 2025 | 1.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,421 | $8,623 | ~$84,244 | $13,421 | 2025 | $3,825 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,859,579 | ~$1,859,579 | ~1.6706% | ~$31,067 | +55.4% |
| 2027 | ~$2,888,919 | ~$2,888,919 | ~1.6305% | ~$47,104 | +141.3% |
| 2028 | ~$4,488,031 | ~$4,488,031 | ~1.5904% | ~$71,378 | +274.9% |
| 2029 | ~$6,972,307 | ~$6,972,307 | ~1.5503% | ~$108,091 | +482.5% |
| 2030 | ~$10,831,711 | ~$10,831,711 | ~1.5102% | ~$163,578 | +804.9% |
| 2026 | ~$1,835,639 | ~$1,835,639 | ~1.7107% | ~$31,403 | +53.4% |
| 2027 | ~$2,815,014 | ~$2,815,014 | ~1.7107% | ~$48,157 | +135.2% |
| 2028 | ~$4,316,918 | ~$4,316,918 | ~1.7107% | ~$73,851 | +260.6% |
| 2029 | ~$6,620,138 | ~$6,620,138 | ~1.7107% | ~$113,253 | +453.1% |
| 2030 | ~$10,152,203 | ~$10,152,203 | ~1.7107% | ~$173,677 | +748.1% |
| 2026 | ~$1,883,519 | ~$1,883,519 | ~1.6506% | ~$31,089 | +57.4% |
| 2027 | ~$2,963,781 | ~$2,963,781 | ~1.5904% | ~$47,136 | +147.6% |
| 2028 | ~$4,663,608 | ~$4,663,608 | ~1.5302% | ~$71,364 | +289.6% |
| 2029 | ~$7,338,342 | ~$7,338,342 | ~1.4701% | ~$107,879 | +513.1% |
| 2030 | ~$11,547,126 | ~$11,547,126 | ~1.4099% | ~$162,803 | +864.7% |
In 2025, this property's market value of $1,197,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 14× 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 | $1,197,000 | $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 | $205,500 | $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.