21313 CARDINAL AVE TX 78645
| Owner | CIULLA PHILLIP & JENNIFER CIULLA |
|---|---|
| Parcel ID | 0160900632 |
| Short ID | 159868 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 5,065 SF |
| Land SF | 76,278 SF |
| Acres | 1.751 |
| Year Built | 2024 |
| Legal | LOT 7 BLK C EMERALD BEND SEC 1 & ABS 2152 SUR 35 H & O B R R CO ACR 0.53 (TOTAL 1.7511 A) (TRT E1.1) |
| Neighborhood | S04WF |
| Land | $388,474 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $388,474 |
| Improvement | $241,570 |
|---|---|
| Total Improvement | $241,570 |
| Market | $630,044 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $630,044 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $630,044 |
| Taxable Value | $630,044 |
|---|
Appreciation: Market value has risen +334.5% from $145,000 (2021) to $630,044 (2025), a CAGR of 44.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 $13,425. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
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 62% of market value ($388,474 land vs $241,570 improvements), about $5/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $630,044, 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 +44.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,952,524 by 2030, with an estimated annual tax burden around $67,052. 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.
13 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,065 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 4,704 SF | ✓ |
| 3RD | 3rd Floor | 3,945 SF | ✓ |
| 012 | PORCH OPEN 2ND F | 2,458 SF | ✗ |
| 581 | STORAGE ATT | 1,673 SF | ✓ |
| 1ST | 1st Floor | 838 SF | ✓ |
| 013 | PORCH OPEN 3RD F | 808 SF | ✗ |
| 2ND | 2nd Floor | 282 SF | ✓ |
| 251 | BATHROOM | 5 SF | ✓ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 477 | ELEVATOR RES | 1 SF | ✓ |
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% | $6,406.92 | $6,406.92 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $2,646.18 | $2,646.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,367.99 | $2,367.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $743.60 | $743.60 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $630.04 | $630.04 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $629.84 | $629.84 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $13,424.57 | $13,424.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,376,358 | $630,044 | +118.5% |
| Assessed Value | $1,376,358 | $630,044 | +118.5% |
| Land Value | $194,237 | $388,474 | -50.0% |
| Improvement Value | $1,182,121 | $241,570 | +389.3% |
| Taxable Value | $1,376,358 | $630,044 | +118.5% |
| Total Tax 2026 = estimate |
~$29,327
Estimated
|
~$13,425
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,376,358 | $1,376,358 | +0 (+0.0%) |
| Taxable Value | $1,376,358 | $1,376,358 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,376,358 | $194,237 | $1,182,121 | — | $1,376,358 | $1,376,358 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $630,044 | $388,474 | $241,570 | — | $630,044 | $630,044 | ~$13,425 | Partial |
| 2024 | $— | — | — | — | $388,474 | $— | $8,094 | Verified |
| 2023 | $— | — | — | — | $404,000 | $— | $8,172 | Verified |
| 2022 | $— | — | — | — | $404,000 | $— | $8,921 | Verified |
| 2021 | $145,000 | — | — | — | $151,500 ! | $— | $3,754 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +118.5% ! | +118.5% | ~100% | Not available | Partial |
| 2025 | +62.2% | +62.2% | ~100% | Not available | Partial |
| 2024 | -3.8% | -3.8% | ~100% | 2.0800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0200% | Verified |
| 2022 | +166.7% ! | +166.7% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +315.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +118.5% | +226.5% | +28.7% | +334.5% | 2025 | +118.5% | 2026 |
| Assessment Ratio | 100.0% | 101.5% | — | 104.5% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.1300% | 2.1300% | — | 2.1300% | 2025 | 2.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$13,425 | $8,590 | ~$39,125 | $13,425 | 2025 | $3,754 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$909,644 | ~$909,644 | ~2.0439% | ~$18,592 | +44.4% |
| 2027 | ~$1,313,325 | ~$1,313,325 | ~1.9570% | ~$25,702 | +108.4% |
| 2028 | ~$1,896,152 | ~$1,896,152 | ~1.8702% | ~$35,461 | +201.0% |
| 2029 | ~$2,737,624 | ~$2,737,624 | ~1.7833% | ~$48,820 | +334.5% |
| 2030 | ~$3,952,524 | ~$3,952,524 | ~1.6964% | ~$67,052 | +527.3% |
| 2026 | ~$897,043 | ~$897,043 | ~2.1307% | ~$19,114 | +42.4% |
| 2027 | ~$1,277,192 | ~$1,277,192 | ~2.1307% | ~$27,214 | +102.7% |
| 2028 | ~$1,818,439 | ~$1,818,439 | ~2.1307% | ~$38,746 | +188.6% |
| 2029 | ~$2,589,055 | ~$2,589,055 | ~2.1307% | ~$55,166 | +310.9% |
| 2030 | ~$3,686,242 | ~$3,686,242 | ~2.1307% | ~$78,544 | +485.1% |
| 2026 | ~$922,245 | ~$922,245 | ~2.0004% | ~$18,449 | +46.4% |
| 2027 | ~$1,349,963 | ~$1,349,963 | ~1.8702% | ~$25,246 | +114.3% |
| 2028 | ~$1,976,048 | ~$1,976,048 | ~1.7399% | ~$34,380 | +213.6% |
| 2029 | ~$2,892,497 | ~$2,892,497 | ~1.6096% | ~$46,557 | +359.1% |
| 2030 | ~$4,233,976 | ~$4,233,976 | ~1.4793% | ~$62,632 | +572.0% |
In 2025, this property's market value of $630,044 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 7× 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 | $630,044 | $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 | $145,000 | $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.