2700 CUSTER CV TX 78645
| Owner | DUNN ROBERT C & SANDRA BEA |
|---|---|
| Parcel ID | 0160830812 |
| Short ID | 159626 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 12,240 SF |
| Acres | 0.281 |
| Year Built | — |
| Legal | LOT 7015 HIGHLAND LAKE ESTATES SEC 7 |
| Neighborhood | S04WF |
| Land | $544,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $544,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $544,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $544,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$274,720 |
| Net Appraised (assessed) | $269,280 |
| Taxable Value | $269,280 |
|---|
Appreciation: Market value has risen +708.1% from $67,320 (2021) to $544,000 (2025), a CAGR of 68.6% 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 outpaced 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 $5,738. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($269,280) is $274,720 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 ($544,000 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 $544,000, 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 +68.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,411,692 by 2030, with an estimated annual tax burden around $125,734. 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 233% 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% | $2,281.92 | $2,281.92 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $942.48 | $942.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $843.40 | $843.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $264.84 | $264.84 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $224.40 | $224.40 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $224.33 | $224.33 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $4,781.37 | $4,781.37 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $272,000 | $544,000 | -50.0% |
| Assessed Value | $269,280 | $269,280 | +0.0% |
| Land Value | $272,000 | $544,000 | -50.0% |
| Improvement Value | — | — | — |
| Taxable Value | $269,280 | $269,280 | +0.0% |
| HS Cap Loss | -$2,720 | — | |
| Total Tax 2026 = estimate |
~$5,738
Estimated
|
~$4,781
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $272,000 | $272,000 | +0 (+0.0%) |
| Taxable Value | $269,280 | $269,280 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $272,000 | $272,000 | — | −$2,720 | $269,280 | $269,280 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $544,000 | $544,000 | — | −$274,720 | $269,280 | $269,280 | ~$4,781 | Partial |
| 2024 | $— | — | — | — | $224,400 | $— | $4,675 | Verified |
| 2023 | $— | — | — | — | $224,400 | $— | $4,539 | Verified |
| 2022 | $— | — | — | — | $224,400 | $— | $4,955 | Verified |
| 2021 | $67,320 | — | — | — | $67,320 | $— | $1,668 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -50.0% | +0.0% | 99.0% | Not available | Partial |
| 2025 | +0.0% | +0.0% | 49.5% | Not available | Partial |
| 2024 | +0.0% | -50.5% | 49.5% | 0.8600% | Verified |
| 2023 | +142.4% ! | +142.4% | ~100% | 0.8300% | Verified |
| 2022 | +233.3% ! | +233.3% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +708.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -50.0% | +329.1% | +102.3% | +708.1% | 2025 | -50.0% | 2026 |
| Assessment Ratio | 99.0% | 82.8% | — | 100.0% | 2021 | 49.5% | 2025 |
| Effective Tax Rate (2025) | 0.8800% | 0.8800% | — | 0.8800% | 2025 | 0.8800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,781 | $3,225 | ~$60,379 | $4,781 | 2025 | $1,668 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$917,197 | ~$917,197 | ~2.0439% | ~$18,746 | +68.6% |
| 2027 | ~$1,546,416 | ~$1,546,416 | ~1.9570% | ~$30,264 | +184.3% |
| 2028 | ~$2,607,294 | ~$2,607,294 | ~1.8702% | ~$48,760 | +379.3% |
| 2029 | ~$4,395,960 | ~$4,395,960 | ~1.7833% | ~$78,393 | +708.1% |
| 2030 | ~$7,411,692 | ~$7,411,692 | ~1.6964% | ~$125,734 | +1262.4% |
| 2026 | ~$906,317 | ~$906,317 | ~2.1307% | ~$19,311 | +66.6% |
| 2027 | ~$1,509,946 | ~$1,509,946 | ~2.1307% | ~$32,173 | +177.6% |
| 2028 | ~$2,515,605 | ~$2,515,605 | ~2.1307% | ~$53,601 | +362.4% |
| 2029 | ~$4,191,058 | ~$4,191,058 | ~2.1307% | ~$89,300 | +670.4% |
| 2030 | ~$6,982,403 | ~$6,982,403 | ~2.1307% | ~$148,777 | +1183.5% |
| 2026 | ~$928,077 | ~$928,077 | ~2.0004% | ~$18,566 | +70.6% |
| 2027 | ~$1,583,321 | ~$1,583,321 | ~1.8702% | ~$29,611 | +191.1% |
| 2028 | ~$2,701,184 | ~$2,701,184 | ~1.7399% | ~$46,997 | +396.5% |
| 2029 | ~$4,608,284 | ~$4,608,284 | ~1.6096% | ~$74,174 | +747.1% |
| 2030 | ~$7,861,842 | ~$7,861,842 | ~1.4793% | ~$116,298 | +1345.2% |
In 2025, this property's market value of $544,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $544,000 | $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 | $67,320 | $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.