19903 CONSTITUTION CV TX 78645
| Owner | SANDGARTEN MICHAEL DAVID & |
|---|---|
| Parcel ID | 0162800507 |
| Short ID | 714880 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,406 SF |
| Land SF | 33,585 SF |
| Acres | 0.771 |
| Year Built | 2006 |
| Legal | LOT 6104A HIGHLAND LAKE ESTATES SEC 6 RESUB OF LOTS 6104 & 6107A |
| Neighborhood | S04WF |
| Land | $207,312 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $207,312 |
| Improvement | $511,345 |
|---|---|
| Total Improvement | $511,345 |
| Market | $718,657 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $718,657 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $718,657 |
| Exemptions (−) (HS,OV65) | −$286,951 |
|---|---|
| Taxable Value | $431,706 |
Appreciation: Market value has risen +28.2% from $560,441 (2021) to $718,657 (2025), a CAGR of 6.4% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Residential parcel countywide rose +45.8%, so this parcel has lagged the broader residential 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 $9,199. City of Lago Vista is the largest single contributor, at 35.0% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($648,504, ~90.2% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Single-family residential. Buyer should verify which exemptions carry and which reset at sale. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 29% of market value ($207,312 land vs $511,345 improvements), about $6/SF of land. Most value sits in the improvements, so building condition, age (~20 yrs), and rent roll drive the underwriting.
Submarket Position: At $718,657, this parcel sits in the upper-middle (50th–75th percentile) of Residential property in Travis County — county median $479,535 (P25 $358,633 / P75 $737,055, n=318,609). Residential here is the broad TCAD category — every residential 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 +6.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $980,644 by 2030, with an estimated annual tax burden around $16,636. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,406 SF | ✗ |
| 1ST | 1st Floor | 1,744 SF | ✓ |
| RSBLW | Residence Below | 1,662 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 723 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 624 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 483 SF | ✓ |
| 581 | STORAGE ATT | 60 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| 447 | SPA CONCRETE | 1 SF | ✗ |
Market value changed by 105% 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 |
|---|---|---|---|---|---|---|---|---|---|
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $2,414.69 | $2,414.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,622.55 | $1,622.55 | Paid |
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $958.59 | $958.59 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $718.66 | $718.66 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $718.42 | $718.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $459.97 | $459.97 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $6,892.88 | $6,892.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $874,403 | $718,657 | +21.7% |
| Assessed Value | $790,523 | $718,657 | +10.0% |
| Land Value | $103,656 | $207,312 | -50.0% |
| Improvement Value | $770,747 | $511,345 | +50.7% |
| Taxable Value | $487,149 | $431,706 | +12.8% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$83,880 | -$648,504 (2024) | |
| Total Tax 2026 = estimate |
~$10,380
Estimated
|
~$6,893
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $874,403 | $874,403 | +0 (+0.0%) |
| Taxable Value | $489,198 | $487,149 | -2,049 (-0.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $874,403 | $103,656 | $770,747 | −$83,880 | $790,523 | $487,149 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $718,657 | $207,312 | $511,345 | — | $718,657 | $431,706 | ~$6,893 | Partial |
| 2024 | $1,103,072 | — | — | −$872,352 | $230,720 | $— | $7,869 | Verified |
| 2023 | $1,146,416 | — | — | −$915,696 | $230,720 | $— | $7,059 | Verified |
| 2022 | $558,885 | — | — | −$295,205 | $263,680 | $— | $9,097 | Verified |
| 2021 | $560,441 | — | — | −$461,561 | $98,880 | $— | $9,763 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +21.7% | +10.0% | 90.4% | Not available | Partial |
| 2025 | -18.3% | -3.4% | ~100% | Not available | Partial |
| 2024 | -20.3% | +10.0% | 84.6% | 0.9000% | Verified |
| 2023 | -3.8% | +10.0% | 61.3% | 0.6400% | Verified |
| 2022 | +105.1% ! | +10.0% | 53.6% | 0.7900% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +28.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +21.7% | +17.6% | +2.6% | +105.1% | 2023 | -34.8% | 2025 |
| Assessment Ratio | 90.4% | 49.4% | — | 100.0% | 2025 | 17.6% | 2021 |
| Effective Tax Rate (2025) | 0.9600% | 0.9600% | — | 0.9600% | 2025 | 0.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,893 | $8,136 | ~$16,164 | $9,763 | 2021 | $6,893 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$764,750 | ~$764,750 | ~2.0439% | ~$15,631 | +6.4% |
| 2027 | ~$813,800 | ~$813,800 | ~1.9570% | ~$15,926 | +13.2% |
| 2028 | ~$865,995 | ~$865,995 | ~1.8702% | ~$16,195 | +20.5% |
| 2029 | ~$921,538 | ~$921,538 | ~1.7833% | ~$16,434 | +28.2% |
| 2030 | ~$980,644 | ~$980,644 | ~1.6964% | ~$16,636 | +36.5% |
| 2026 | ~$750,377 | ~$750,377 | ~2.1307% | ~$15,989 | +4.4% |
| 2027 | ~$783,497 | ~$783,497 | ~2.1307% | ~$16,694 | +9.0% |
| 2028 | ~$818,079 | ~$818,079 | ~2.1307% | ~$17,431 | +13.8% |
| 2029 | ~$854,188 | ~$854,188 | ~2.1307% | ~$18,200 | +18.9% |
| 2030 | ~$891,890 | ~$891,890 | ~2.1307% | ~$19,004 | +24.1% |
| 2026 | ~$779,123 | ~$779,123 | ~2.0004% | ~$15,586 | +8.4% |
| 2027 | ~$844,677 | ~$844,677 | ~1.8702% | ~$15,797 | +17.5% |
| 2028 | ~$915,747 | ~$915,747 | ~1.7399% | ~$15,933 | +27.4% |
| 2029 | ~$992,796 | ~$992,796 | ~1.6096% | ~$15,980 | +38.1% |
| 2030 | ~$1,076,328 | ~$1,076,328 | ~1.4793% | ~$15,922 | +49.8% |
In 2025, this property's market value of $718,657 places it in the 50th–75th percentile for Residential properties in Travis County (318609 comparable) — +50% above the county median of $479,535. Residential here is the broad TCAD category — every residential 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 | $718,657 | $358,633 | $479,535 | $737,055 | ↑ Above median | -6.4% |
| 2024 | $1,103,072 | $384,868 | $512,735 | $786,167 | ↑ Top 25% | -8.7% |
| 2023 | $1,146,416 | $424,496 | $565,716 | $845,447 | ↑ Top 25% | -2.1% |
| 2022 | $558,885 | $435,080 | $581,770 | $864,060 | ↓ Below median | +53.2% |
| 2021 | $560,441 | $239,232 | $328,865 | $488,922 | ↑ 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.