3500 LOHMANS FORD RD 26 TX 78645
| Owner | COSENTINO ROBERT J ETAL |
|---|---|
| Parcel ID | 0162780331 |
| Short ID | 475315 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 27,500 SF |
| Acres | 0.631 |
| Year Built | — |
| Legal | ABS 2191 SUR 173 C E P I & M CO ACR .536 |
| Neighborhood | S04WF |
| Land | $450,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $450,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $450,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $450,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $450,000 |
| Taxable Value | $450,000 |
|---|
Appreciation: Market value has risen +269.2% from $121,875 (2021) to $450,000 (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 3 taxing entities is 1.5108% in 2025 (+0.0415% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,798. Lago Vista ISD is the largest single contributor, at 67.3% 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 ($450,000 land vs $0 improvements), about $16/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 $450,000, 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 +38.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,303,217 by 2030, with an estimated annual tax burden around $30,178. 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% | $4,576.05 | $4,576.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,691.30 | $1,691.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $531.10 | $531.10 | Paid |
| Combined Rate | 1.6712% | 1.6015% | 1.4245% | 1.4693% | 1.5108% | +0.0415% | $6,798.45 | $6,798.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $450,000 | $450,000 | +0.0% |
| Assessed Value | $450,000 | $450,000 | +0.0% |
| Land Value | $450,000 | $450,000 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $450,000 | $450,000 | +0.0% |
| Total Tax 2026 = estimate |
~$6,798
Estimated
|
~$6,798
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $450,000 | $450,000 | +0 (+0.0%) |
| Taxable Value | $450,000 | $450,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $450,000 | $450,000 | — | — | $450,000 | $450,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $450,000 | $450,000 | — | — | $450,000 | $450,000 | ~$6,798 | Partial |
| 2024 | $— | — | — | — | $450,000 | $— | $5,730 | Verified |
| 2023 | $— | — | — | — | $325,000 | $— | $4,630 | Verified |
| 2022 | $— | — | — | — | $325,000 | $— | $5,205 | Verified |
| 2021 | $121,875 | — | — | — | $121,875 | $— | $2,037 | 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% | 1.2700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.4200% | Verified |
| 2022 | +166.7% ! | +166.7% | ~100% | 1.6000% | Verified |
| 2021 | base year | — | ~100% | 1.6700% | 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) | 1.5100% | 1.5100% | — | 1.5100% | 2025 | 1.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,798 | $4,418 | ~$18,165 | $6,798 | 2025 | $2,037 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$623,788 | ~$623,788 | ~1.4707% | ~$9,174 | +38.6% |
| 2027 | ~$864,692 | ~$864,692 | ~1.4306% | ~$12,370 | +92.2% |
| 2028 | ~$1,198,632 | ~$1,198,632 | ~1.3905% | ~$16,666 | +166.4% |
| 2029 | ~$1,661,538 | ~$1,661,538 | ~1.3504% | ~$22,437 | +269.2% |
| 2030 | ~$2,303,217 | ~$2,303,217 | ~1.3103% | ~$30,178 | +411.8% |
| 2026 | ~$614,788 | ~$614,788 | ~1.5108% | ~$9,288 | +36.6% |
| 2027 | ~$839,921 | ~$839,921 | ~1.5108% | ~$12,689 | +86.6% |
| 2028 | ~$1,147,496 | ~$1,147,496 | ~1.5108% | ~$17,336 | +155.0% |
| 2029 | ~$1,567,703 | ~$1,567,703 | ~1.5108% | ~$23,684 | +248.4% |
| 2030 | ~$2,141,789 | ~$2,141,789 | ~1.5108% | ~$32,357 | +376.0% |
| 2026 | ~$632,788 | ~$632,788 | ~1.4506% | ~$9,179 | +40.6% |
| 2027 | ~$889,824 | ~$889,824 | ~1.3905% | ~$12,373 | +97.7% |
| 2028 | ~$1,251,266 | ~$1,251,266 | ~1.3303% | ~$16,646 | +178.1% |
| 2029 | ~$1,759,524 | ~$1,759,524 | ~1.2702% | ~$22,349 | +291.0% |
| 2030 | ~$2,474,235 | ~$2,474,235 | ~1.2100% | ~$29,938 | +449.8% |
In 2025, this property's market value of $450,000 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 | $450,000 | $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 | $121,875 | $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.