3500 LOHMANS FORD RD 32 TX 78645
| Owner | JBRMK OLD FARM LLC |
|---|---|
| Parcel ID | 0162780324 |
| Short ID | 475308 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 20,910 SF |
| Acres | 0.480 |
| Year Built | — |
| Legal | ABS 2191 SUR 173 C E P I & M CO ACR .505 |
| Neighborhood | S04WF |
| Land | $442,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $442,800 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $442,800 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $442,800 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $442,800 |
| Taxable Value | $442,800 |
|---|
Appreciation: Market value has risen +269.2% from $119,925 (2021) to $442,800 (2025), a CAGR of 38.6% 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 lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7107% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,575. Lago Vista ISD is the largest single contributor, at 59.4% 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 ($442,800 land vs $0 improvements), about $21/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 $442,800, 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 +38.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,266,366 by 2030, with an estimated annual tax burden around $34,226. 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 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% | $4,502.83 | $4,502.83 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,664.24 | $1,664.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $522.61 | $522.61 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $442.80 | $442.80 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $442.65 | $442.65 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $7,575.13 | $7,575.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $442,800 | $442,800 | +0.0% |
| Assessed Value | $442,800 | $442,800 | +0.0% |
| Land Value | $442,800 | $442,800 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $442,800 | $442,800 | +0.0% |
| Total Tax 2026 = estimate |
~$7,575
Estimated
|
~$7,575
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $442,800 | $442,800 | +0 (+0.0%) |
| Taxable Value | $442,800 | $442,800 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $442,800 | $442,800 | — | — | $442,800 | $442,800 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $442,800 | $442,800 | — | — | $442,800 | $442,800 | ~$7,575 | Partial |
| 2024 | $— | — | — | — | $442,800 | $— | $6,372 | Verified |
| 2023 | $— | — | — | — | $319,800 | $— | $5,145 | Verified |
| 2022 | $— | — | — | — | $319,800 | $— | $5,692 | Verified |
| 2021 | $119,925 | — | — | — | $119,925 | $— | $2,244 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +15.4% | ~100% | Not available | Partial |
| 2024 | +38.5% | +20.0% | 86.7% | 1.4400% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6100% | Verified |
| 2022 | +166.7% ! | +166.7% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +269.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +134.6% | +38.6% | +269.2% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,575 | $4,910 | ~$20,492 | $7,575 | 2025 | $2,244 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$613,807 | ~$613,807 | ~1.6706% | ~$10,254 | +38.6% |
| 2027 | ~$850,857 | ~$850,857 | ~1.6305% | ~$13,873 | +92.2% |
| 2028 | ~$1,179,454 | ~$1,179,454 | ~1.5904% | ~$18,758 | +166.4% |
| 2029 | ~$1,634,954 | ~$1,634,954 | ~1.5503% | ~$25,347 | +269.2% |
| 2030 | ~$2,266,366 | ~$2,266,366 | ~1.5102% | ~$34,226 | +411.8% |
| 2026 | ~$604,951 | ~$604,951 | ~1.7107% | ~$10,349 | +36.6% |
| 2027 | ~$826,482 | ~$826,482 | ~1.7107% | ~$14,139 | +86.6% |
| 2028 | ~$1,129,136 | ~$1,129,136 | ~1.7107% | ~$19,317 | +155.0% |
| 2029 | ~$1,542,620 | ~$1,542,620 | ~1.7107% | ~$26,390 | +248.4% |
| 2030 | ~$2,107,520 | ~$2,107,520 | ~1.7107% | ~$36,054 | +376.0% |
| 2026 | ~$622,663 | ~$622,663 | ~1.6506% | ~$10,277 | +40.6% |
| 2027 | ~$875,586 | ~$875,586 | ~1.5904% | ~$13,925 | +97.7% |
| 2028 | ~$1,231,246 | ~$1,231,246 | ~1.5302% | ~$18,841 | +178.1% |
| 2029 | ~$1,731,372 | ~$1,731,372 | ~1.4701% | ~$25,452 | +291.0% |
| 2030 | ~$2,434,647 | ~$2,434,647 | ~1.4099% | ~$34,326 | +449.8% |
In 2025, this property's market value of $442,800 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $442,800 | $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 | $119,925 | $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.