LAKESHORE PT TX 78645
| Owner | WALTERS HOLDING COMPANY LLC |
|---|---|
| Parcel ID | 0164700205 |
| Short ID | 776376 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 370,391 SF |
| Acres | 8.503 |
| Year Built | — |
| Legal | 2.582 A OF LOT 49-BB MARSHALLS HARBOR AMENDED PLAT OF LOTS 49-A & 49-B & 5.921 ACR ABS 2709 SUR 189 HENDERSON O O |
| Neighborhood | S0033 |
| Land | $63,773 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,773 |
| Improvement | $3,507 |
|---|---|
| Total Improvement | $3,507 |
| Market | $67,280 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $67,280 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $67,280 |
| Taxable Value | $67,280 |
|---|
Appreciation: Market value has risen +199.0% from $22,500 (2021) to $67,280 (2025), a CAGR of 31.5% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $1,434. Lago Vista ISD is the largest single contributor, at 54.9% 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 95% of market value ($63,773 land vs $3,507 improvements), about $0/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 $67,280, this parcel sits in the lower-middle (25th–50th 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 +31.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $264,555 by 2030, with an estimated annual tax burden around $4,488. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 473 | BOAT DK FLT COV | 1 SF | ✓ |
Market value changed by 138% 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% | $684.17 | $684.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $252.87 | $252.87 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $95.08 | $95.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $79.41 | $79.41 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $67.28 | $67.28 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $67.26 | $67.26 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $1,246.07 | $1,246.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $63,774 | $67,280 | -5.2% |
| Assessed Value | $63,774 | $67,280 | -5.2% |
| Land Value | $63,773 | $63,773 | +0.0% |
| Improvement Value | $1 | $3,507 | -100.0% |
| Taxable Value | $63,774 | $67,280 | -5.2% |
| Total Tax 2026 = estimate |
~$1,359
Estimated
|
~$1,246
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $67,238 | $63,774 | -3,464 (-5.2%) |
| Taxable Value | $67,238 | $63,774 | -3,464 (-5.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $63,774 | $63,773 | $1 | — | $63,774 | $63,774 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $67,280 | $63,773 | $3,507 | — | $67,280 | $67,280 | ~$1,246 | Partial |
| 2024 | $53,569 | — | — | — | $59,521 ! | $— | $1,064 | Verified |
| 2023 | $53,569 | — | — | — | $53,569 | $— | $928 | Verified |
| 2022 | $22,500 | — | — | — | $53,569 ! | $— | $1,022 | Verified |
| 2021 | $22,500 | — | — | — | $22,500 | $— | $462 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.1% | -0.1% | ~100% | Not available | Partial |
| 2025 | +13.0% | +13.0% | ~100% | Not available | Partial |
| 2024 | +11.1% | +11.1% | ~100% | 1.7900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7300% | Verified |
| 2022 | +138.1% ! | +138.1% | ~100% | 1.9100% | Verified |
| 2021 | base year | — | ~100% | 2.0500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +199.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.2% | +31.7% | +32.9% | +138.1% | 2023 | -5.2% | 2026 |
| Assessment Ratio | 100.0% | 124.9% | — | 238.1% | 2022 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.8500% | 1.8500% | — | 1.8500% | 2025 | 1.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,246 | $944 | ~$3,004 | $1,246 | 2025 | $462 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$88,473 | ~$88,473 | ~2.0439% | ~$1,808 | +31.5% |
| 2027 | ~$116,342 | ~$116,342 | ~1.9570% | ~$2,277 | +72.9% |
| 2028 | ~$152,990 | ~$152,990 | ~1.8702% | ~$2,861 | +127.4% |
| 2029 | ~$201,182 | ~$201,182 | ~1.7833% | ~$3,588 | +199.0% |
| 2030 | ~$264,555 | ~$264,555 | ~1.6964% | ~$4,488 | +293.2% |
| 2026 | ~$87,128 | ~$87,128 | ~2.1307% | ~$1,856 | +29.5% |
| 2027 | ~$112,830 | ~$112,830 | ~2.1307% | ~$2,404 | +67.7% |
| 2028 | ~$146,115 | ~$146,115 | ~2.1307% | ~$3,113 | +117.2% |
| 2029 | ~$189,219 | ~$189,219 | ~2.1307% | ~$4,032 | +181.2% |
| 2030 | ~$245,039 | ~$245,039 | ~2.1307% | ~$5,221 | +264.2% |
| 2026 | ~$89,819 | ~$89,819 | ~2.0004% | ~$1,797 | +33.5% |
| 2027 | ~$119,908 | ~$119,908 | ~1.8702% | ~$2,242 | +78.2% |
| 2028 | ~$160,077 | ~$160,077 | ~1.7399% | ~$2,785 | +137.9% |
| 2029 | ~$213,703 | ~$213,703 | ~1.6096% | ~$3,440 | +217.6% |
| 2030 | ~$285,294 | ~$285,294 | ~1.4793% | ~$4,220 | +324.0% |
In 2025, this property's market value of $67,280 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -21% below 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 | $67,280 | $24,862 | $85,028 | $363,420 | ↓ Below median | +2.1% |
| 2024 | $53,569 | $23,000 | $66,000 | $330,000 | ↓ Below median | +0.0% |
| 2023 | $53,569 | $25,000 | $71,500 | $271,439 | ↓ Below median | +0.0% |
| 2022 | $22,500 | $15,000 | $55,000 | $180,463 | ↓ Below median | +100.0% |
| 2021 | $22,500 | $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.