18709 VERANDA WALK TX 78645
| Owner | TEXAS NORTH REALTY SOLUTIONS LLC |
|---|---|
| Parcel ID | 0164760104 |
| Short ID | 497989 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 268,330 SF |
| Acres | 6.160 |
| Year Built | — |
| Legal | LOT 5 MARSHALLS HARBOR |
| Neighborhood | S09AC |
| Land | $350,091 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $350,091 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $280,073 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $280,073 |
| Value Limitation Adjustment (−) (homestead cap) | −$67,183 |
| Net Appraised (assessed) | $212,890 |
| Taxable Value | $212,890 |
|---|
Appreciation: Market value has risen +1467.8% from $17,864 (2021) to $280,073 (2025), a CAGR of 99.0% 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 outpaced 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 $4,536. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($212,890) is $67,183 below market value, suggesting potential for an upward assessment in future years.
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 125% of market value ($350,091 land vs $0 improvements), about $1/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 $280,073, 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 +99.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,737,494 by 2030, with an estimated annual tax burden around $148,225. 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 241% 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% | $2,164.88 | $2,164.88 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $894.14 | $894.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $800.14 | $800.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $251.26 | $251.26 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $212.89 | $212.89 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $212.82 | $212.82 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $4,536.13 | $4,536.13 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $280,073 | $280,073 | +0.0% |
| Assessed Value | $255,467 | $212,890 | +20.0% |
| Land Value | $350,091 | $350,091 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $255,467 | $212,890 | +20.0% |
| HS Cap Loss | -$24,606 | — | |
| Total Tax 2026 = estimate |
~$5,443
Estimated
|
~$4,536
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $280,073 | $280,073 | +0 (+0.0%) |
| Taxable Value | $255,467 | $255,467 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $280,073 | $350,091 | — | −$24,606 | $255,467 | $255,467 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $280,073 | $350,091 | — | −$67,183 | $212,890 | $212,890 | ~$4,536 | Partial |
| 2024 | $— | — | — | — | $350,091 | $— | $4,620 | Verified |
| 2023 | $— | — | — | — | $184,800 | $— | $3,738 | Verified |
| 2022 | $— | — | — | — | $184,800 | $— | $4,081 | Verified |
| 2021 | $17,864 | — | — | — | $102,718 ! | $— | $2,143 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 91.2% | Not available | Partial |
| 2025 | -20.0% | -4.0% | 76.0% | Not available | Partial |
| 2024 | +89.4% ! | +20.0% | 63.3% | 1.3200% | Verified |
| 2023 | -47.2% | -47.2% | ~100% | 2.0200% | Verified |
| 2022 | +240.8% ! | +240.8% | ~100% | 1.1700% | Verified |
| 2021 | base year | — | ~100% | 12.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +172.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +733.9% | +99.0% | +1467.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 91.2% | 247.4% | — | 575.0% | 2021 | 76.0% | 2025 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,536 | $3,340 | ~$60,178 | $4,536 | 2025 | $2,143 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$557,307 | ~$557,307 | ~2.0439% | ~$11,391 | +99.0% |
| 2027 | ~$1,108,964 | ~$1,108,964 | ~1.9570% | ~$21,703 | +296.0% |
| 2028 | ~$2,206,687 | ~$2,206,687 | ~1.8702% | ~$41,268 | +687.9% |
| 2029 | ~$4,391,003 | ~$4,391,003 | ~1.7833% | ~$78,304 | +1467.8% |
| 2030 | ~$8,737,494 | ~$8,737,494 | ~1.6964% | ~$148,225 | +3019.7% |
| 2026 | ~$551,705 | ~$551,705 | ~2.1307% | ~$11,755 | +97.0% |
| 2027 | ~$1,086,784 | ~$1,086,784 | ~2.1307% | ~$23,156 | +288.0% |
| 2028 | ~$2,140,815 | ~$2,140,815 | ~2.1307% | ~$45,615 | +664.4% |
| 2029 | ~$4,217,112 | ~$4,217,112 | ~2.1307% | ~$89,855 | +1405.7% |
| 2030 | ~$8,307,133 | ~$8,307,133 | ~2.1307% | ~$177,003 | +2866.1% |
| 2026 | ~$562,908 | ~$562,908 | ~2.0004% | ~$11,261 | +101.0% |
| 2027 | ~$1,131,368 | ~$1,131,368 | ~1.8702% | ~$21,158 | +304.0% |
| 2028 | ~$2,273,895 | ~$2,273,895 | ~1.7399% | ~$39,563 | +711.9% |
| 2029 | ~$4,570,218 | ~$4,570,218 | ~1.6096% | ~$73,561 | +1531.8% |
| 2030 | ~$9,185,511 | ~$9,185,511 | ~1.4793% | ~$135,879 | +3179.7% |
In 2025, this property's market value of $280,073 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× 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 | $280,073 | $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 | $17,864 | $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.