21309 CARDINAL AVE TX 78645
| Owner | WINDON RONALD JOSEPH JR & |
|---|---|
| Parcel ID | 0160900634 |
| Short ID | 159870 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,024 SF |
| Land SF | 29,355 SF |
| Acres | 0.674 |
| Year Built | 2021 |
| Legal | LOT 5 BLK C EMERALD BEND SEC 1 |
| Neighborhood | S04WF |
| Land | $395,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $395,200 |
| Improvement | $551,577 |
|---|---|
| Total Improvement | $551,577 |
| Market | $946,777 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $946,777 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $946,777 |
| Taxable Value | $946,777 |
|---|
Appreciation: Market value has risen +968.6% from $88,600 (2021) to $946,777 (2025), a CAGR of 80.8% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $20,173. 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 42% of market value ($395,200 land vs $551,577 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $946,777, 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 +80.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $18,292,168 by 2030, with an estimated annual tax burden around $25,867. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,024 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,024 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 2,772 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 912 SF | ✗ |
| 252 | BEDROOMS | 5 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
Market value changed by 342% 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% | $9,347.47 | $9,347.47 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $3,860.69 | $3,860.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,454.81 | $3,454.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,084.88 | $1,084.88 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $919.21 | $919.21 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $918.91 | $918.91 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $19,585.97 | $19,585.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $860,000 | $946,777 | -9.2% |
| Assessed Value | $860,000 | $946,777 | -9.2% |
| Land Value | $166,400 | $395,200 | -57.9% |
| Improvement Value | $693,600 | $551,577 | +25.7% |
| Taxable Value | $860,000 | $946,777 | -9.2% |
| Total Tax 2026 = estimate |
~$18,324
Estimated
|
~$19,586
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,029,225 | $860,000 | -169,225 (-16.4%) |
| Taxable Value | $1,029,225 | $860,000 | -169,225 (-16.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $860,000 | $166,400 | $693,600 | — | $860,000 | $860,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $946,777 | $395,200 | $551,577 | — | $946,777 | $946,777 | ~$19,586 | Partial |
| 2024 | $938,795 | — | — | −$543,595 | $395,200 | $— | $22,172 | Verified |
| 2023 | $552,201 | — | — | −$219,401 | $332,800 | $— | $18,989 | Verified |
| 2022 | $— | — | — | — | $332,800 | $— | $12,194 | Verified |
| 2021 | $88,600 | — | — | — | $124,800 ! | $— | $3,093 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.7% | +8.7% | ~100% | Not available | Partial |
| 2025 | -11.0% | -11.0% | ~100% | Not available | Partial |
| 2024 | +13.4% | +13.4% | ~100% | 2.0800% | Verified |
| 2023 | +70.0% | +70.0% | ~100% | 2.0200% | Verified |
| 2022 | +342.5% ! | +342.5% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 3.4900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +658.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -9.2% | +146.2% | +84.5% | +523.3% | 2023 | -9.2% | 2026 |
| Assessment Ratio | 100.0% | 88.7% | — | 140.9% | 2021 | 42.1% | 2024 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,586 | $15,960 | ~$23,572 | $22,172 | 2024 | $3,093 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,711,793 | ~$1,041,455 | ~2.0439% | ~$21,286 | +80.8% |
| 2027 | ~$3,094,957 | ~$1,145,600 | ~1.9570% | ~$22,420 | +226.9% |
| 2028 | ~$5,595,748 | ~$1,260,160 | ~1.8702% | ~$23,567 | +491.0% |
| 2029 | ~$10,117,231 | ~$1,386,176 | ~1.7833% | ~$24,720 | +968.6% |
| 2030 | ~$18,292,168 | ~$1,524,794 | ~1.6964% | ~$25,867 | +1832.0% |
| 2026 | ~$1,692,857 | ~$1,041,455 | ~2.1307% | ~$22,191 | +78.8% |
| 2027 | ~$3,026,864 | ~$1,145,600 | ~2.1307% | ~$24,410 | +219.7% |
| 2028 | ~$5,412,098 | ~$1,260,160 | ~2.1307% | ~$26,851 | +471.6% |
| 2029 | ~$9,676,945 | ~$1,386,176 | ~2.1307% | ~$29,536 | +922.1% |
| 2030 | ~$17,302,581 | ~$1,524,794 | ~2.1307% | ~$32,489 | +1727.5% |
| 2026 | ~$1,730,728 | ~$1,041,455 | ~2.0004% | ~$20,834 | +82.8% |
| 2027 | ~$3,163,808 | ~$1,145,600 | ~1.8702% | ~$21,424 | +234.2% |
| 2028 | ~$5,783,508 | ~$1,260,160 | ~1.7399% | ~$21,925 | +510.9% |
| 2029 | ~$10,572,374 | ~$1,386,176 | ~1.6096% | ~$22,311 | +1016.7% |
| 2030 | ~$19,326,523 | ~$1,524,794 | ~1.4793% | ~$22,556 | +1941.3% |
In 2025, this property's market value of $946,777 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $946,777 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $938,795 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $552,201 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $88,600 | $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.