1303 DUSK CT TX 78645
| Owner | SACOVERITZ JASON |
|---|---|
| Parcel ID | 0160920509 |
| Short ID | 159936 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 13,930 SF |
| Acres | 0.320 |
| Year Built | — |
| Legal | LOT 25 BLK P EMERALD BEND SEC 1 |
| Neighborhood | S04WF |
| Land | $124,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $124,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $124,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $124,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $124,000 |
| Taxable Value | $124,000 |
|---|
Appreciation: Market value has risen +433.3% from $23,250 (2021) to $124,000 (2025), a CAGR of 52.0% 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 $2,642. 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 100% of market value ($124,000 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 $124,000, 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 +52.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,005,009 by 2030, with an estimated annual tax burden around $17,049. 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 327% 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% | $1,260.96 | $1,260.96 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $520.80 | $520.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $466.05 | $466.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $146.35 | $146.35 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $124.00 | $124.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $123.96 | $123.96 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $2,642.12 | $2,642.12 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $31,000 | $124,000 | -75.0% |
| Assessed Value | $31,000 | $124,000 | -75.0% |
| Land Value | $31,000 | $124,000 | -75.0% |
| Improvement Value | — | — | — |
| Taxable Value | $31,000 | $124,000 | -75.0% |
| Total Tax 2026 = estimate |
~$661
Estimated
|
~$2,642
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $31,000 | $31,000 | +0 (+0.0%) |
| Taxable Value | $31,000 | $31,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $31,000 | $31,000 | — | — | $31,000 | $31,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $124,000 | $124,000 | — | — | $124,000 | $124,000 | ~$2,642 | Partial |
| 2024 | $— | — | — | — | $124,000 | $— | $2,583 | Verified |
| 2023 | $— | — | — | — | $124,000 | $— | $2,508 | Verified |
| 2022 | $— | — | — | — | $99,200 | $— | $2,191 | Verified |
| 2021 | $23,250 | — | — | — | $23,250 | $— | $576 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -75.0% | -75.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0800% | Verified |
| 2023 | +25.0% | +25.0% | ~100% | 2.0200% | Verified |
| 2022 | +326.7% ! | +326.7% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +433.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -75.0% | +179.2% | +143.1% | +433.3% | 2025 | -75.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$2,642 | $1,609 | ~$9,287 | $2,642 | 2025 | $576 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$188,439 | ~$188,439 | ~2.0439% | ~$3,851 | +52.0% |
| 2027 | ~$286,366 | ~$286,366 | ~1.9570% | ~$5,604 | +130.9% |
| 2028 | ~$435,182 | ~$435,182 | ~1.8702% | ~$8,139 | +251.0% |
| 2029 | ~$661,333 | ~$661,333 | ~1.7833% | ~$11,793 | +433.3% |
| 2030 | ~$1,005,009 | ~$1,005,009 | ~1.6964% | ~$17,049 | +710.5% |
| 2026 | ~$185,959 | ~$185,959 | ~2.1307% | ~$3,962 | +50.0% |
| 2027 | ~$278,878 | ~$278,878 | ~2.1307% | ~$5,942 | +124.9% |
| 2028 | ~$418,225 | ~$418,225 | ~2.1307% | ~$8,911 | +237.3% |
| 2029 | ~$627,200 | ~$627,200 | ~2.1307% | ~$13,364 | +405.8% |
| 2030 | ~$940,594 | ~$940,594 | ~2.1307% | ~$20,042 | +658.5% |
| 2026 | ~$190,919 | ~$190,919 | ~2.0004% | ~$3,819 | +54.0% |
| 2027 | ~$293,953 | ~$293,953 | ~1.8702% | ~$5,497 | +137.1% |
| 2028 | ~$452,591 | ~$452,591 | ~1.7399% | ~$7,874 | +265.0% |
| 2029 | ~$696,841 | ~$696,841 | ~1.6096% | ~$11,216 | +462.0% |
| 2030 | ~$1,072,906 | ~$1,072,906 | ~1.4793% | ~$15,871 | +765.2% |
In 2025, this property's market value of $124,000 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +46% 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 | $124,000 | $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 | $23,250 | $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.