20111 CONTINENTAL DR TX 78645
| Owner | CRAWFORD RYAN & NAN-HEE |
|---|---|
| Parcel ID | 0160830705 |
| Short ID | 159608 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 53,530 SF |
| Acres | 1.229 |
| Year Built | — |
| Legal | LOT 16073 HIGHLAND LAKE ESTATES SEC 16 |
| Neighborhood | S04WF |
| Land | $483,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $483,200 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $200,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $200,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$50,000 |
| Net Appraised (assessed) | $150,000 |
| Taxable Value | $150,000 |
|---|
Appreciation: Market value has risen +145.3% from $81,540 (2021) to $200,000 (2025), a CAGR of 25.1% 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 6 taxing entities is 2.1307% in 2025 (+0.0473% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,196. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($150,000) is $50,000 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 242% of market value ($483,200 land vs $0 improvements), about $9/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 $200,000, this parcel sits in the upper-middle (50th–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 +25.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $613,909 by 2030, with an estimated annual tax burden around $10,415. 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 493% 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% | $1,525.35 | $1,525.35 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $630.00 | $630.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $563.77 | $563.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $177.03 | $177.03 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $150.00 | $150.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $149.95 | $149.95 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $3,196.10 | $3,196.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $241,600 | $200,000 | +20.8% |
| Assessed Value | $180,000 | $150,000 | +20.0% |
| Land Value | $241,600 | $483,200 | -50.0% |
| Improvement Value | — | — | — |
| Taxable Value | $180,000 | $150,000 | +20.0% |
| HS Cap Loss | -$61,600 | — | |
| Total Tax 2026 = estimate |
~$3,835
Estimated
|
~$3,196
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $241,600 | $241,600 | +0 (+0.0%) |
| Taxable Value | $180,000 | $180,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $241,600 | $241,600 | — | −$61,600 | $180,000 | $180,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $200,000 | $483,200 | — | −$50,000 | $150,000 | $150,000 | ~$3,196 | Partial |
| 2024 | $— | — | — | — | $125,000 | $— | $2,604 | Verified |
| 2023 | $— | — | — | — | $125,000 | $— | $2,528 | Verified |
| 2022 | $— | — | — | — | $483,200 | $— | $10,670 | Verified |
| 2021 | $81,540 | — | — | — | $81,540 | $— | $2,021 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +20.8% | +20.0% | 74.5% | Not available | Partial |
| 2025 | +60.0% | +20.0% | 75.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0800% | Verified |
| 2023 | -74.1% | -74.1% | ~100% | 2.0200% | Verified |
| 2022 | +492.6% ! | +492.6% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +145.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +20.8% | +83.1% | +20.8% | +145.3% | 2025 | +20.8% | 2026 |
| Assessment Ratio | 74.5% | 83.2% | — | 100.0% | 2021 | 74.5% | 2026 |
| Effective Tax Rate (2025) | 1.6000% | 1.6000% | — | 1.6000% | 2025 | 1.6000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,196 | $2,608 | ~$7,548 | $3,196 | 2025 | $2,021 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$250,291 | ~$250,291 | ~2.0439% | ~$5,116 | +25.1% |
| 2027 | ~$313,227 | ~$313,227 | ~1.9570% | ~$6,130 | +56.6% |
| 2028 | ~$391,990 | ~$391,990 | ~1.8702% | ~$7,331 | +96.0% |
| 2029 | ~$490,557 | ~$490,557 | ~1.7833% | ~$8,748 | +145.3% |
| 2030 | ~$613,909 | ~$613,909 | ~1.6964% | ~$10,415 | +207.0% |
| 2026 | ~$246,291 | ~$246,291 | ~2.1307% | ~$5,248 | +23.1% |
| 2027 | ~$303,296 | ~$303,296 | ~2.1307% | ~$6,462 | +51.6% |
| 2028 | ~$373,495 | ~$373,495 | ~2.1307% | ~$7,958 | +86.7% |
| 2029 | ~$459,941 | ~$459,941 | ~2.1307% | ~$9,800 | +130.0% |
| 2030 | ~$566,397 | ~$566,397 | ~2.1307% | ~$12,068 | +183.2% |
| 2026 | ~$254,291 | ~$254,291 | ~2.0004% | ~$5,087 | +27.1% |
| 2027 | ~$323,319 | ~$323,319 | ~1.8702% | ~$6,047 | +61.7% |
| 2028 | ~$411,085 | ~$411,085 | ~1.7399% | ~$7,152 | +105.5% |
| 2029 | ~$522,676 | ~$522,676 | ~1.6096% | ~$8,413 | +161.3% |
| 2030 | ~$664,558 | ~$664,558 | ~1.4793% | ~$9,831 | +232.3% |
In 2025, this property's market value of $200,000 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +135% above 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 | $200,000 | $24,862 | $85,028 | $363,420 | ↑ Above median | +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 | $81,540 | $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.