20552 HIGHLAND LAKE DR TX 78645
| Owner | KSW HOLDING LP |
|---|---|
| Parcel ID | 0164831202 |
| Short ID | 794619 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 28,886 SF |
| Land SF | 195,672 SF |
| Acres | 4.492 |
| Year Built | 1978 |
| Legal | ABS 2534 SUR 36 CANTWELL J ACR 4.492 |
| Neighborhood | 96EVNT |
| Land | $195,672 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $195,672 |
| Improvement | $1,254,328 |
|---|---|
| Total Improvement | $1,254,328 |
| Market | $1,450,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,450,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,450,000 |
| Taxable Value | $1,450,000 |
|---|
Appreciation: Market value has risen +26.5% from $1,145,863 (2021) to $1,450,000 (2025), a CAGR of 6.1% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has outpaced the broader commercial 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 $30,896. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 13% of market value ($195,672 land vs $1,254,328 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~48 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,450,000, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +6.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,946,086 by 2030, with an estimated annual tax burden around $33,014. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 194,880 SF | ✗ |
| 1ST | 1st Floor | 14,856 SF | ✓ |
| SO | Sketch Only | 13,506 SF | ✗ |
| 2ND | 2nd Floor | 11,784 SF | ✓ |
| 611 | TERRACE | 6,966 SF | ✗ |
| 3RD | 3rd Floor | 2,246 SF | ✓ |
| 501 | CANOPY | 1,698 SF | ✗ |
| 581C | STORAGE ATT COMM | 1,686 SF | ✓ |
| 511 | DECK | 224 SF | ✗ |
| 482 | LIGHT POLES | 6 SF | ✓ |
| 414 | FOUNTAIN OUTDOOR | 2 SF | ✓ |
| 521 | FIREPLACE | 2 SF | ✓ |
Market value changed by 125% in 2026, 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% | $14,745.05 | $14,745.05 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $6,090.00 | $6,090.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,449.75 | $5,449.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,711.33 | $1,711.33 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,450.00 | $1,450.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $1,449.52 | $1,449.52 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $30,895.65 | $30,895.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,741,385 | $1,450,000 | +20.1% |
| Assessed Value | $1,740,000 | $1,450,000 | +20.0% |
| Land Value | $195,672 | $195,672 | +0.0% |
| Improvement Value | $1,545,713 | $1,254,328 | +23.2% |
| Taxable Value | $1,740,000 | $1,450,000 | +20.0% |
| HS Cap Loss | -$1,385 | — | |
| Total Tax 2026 = estimate |
~$37,075
Estimated
|
~$30,896
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,260,412 | $1,741,385 | -1,519,027 (-46.6%) |
| Taxable Value | $1,740,000 | $1,740,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,741,385 | $195,672 | $1,545,713 | −$1,385 | $1,740,000 | $1,740,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,450,000 | $195,672 | $1,254,328 | — | $1,450,000 | $1,450,000 | ~$30,896 | Partial |
| 2024 | $1,212,829 | — | — | −$1,017,157 | $195,672 | $— | $27,240 | Verified |
| 2023 | $944,630 | — | — | −$748,958 | $195,672 | $— | $24,936 | Verified |
| 2022 | $1,156,005 | — | — | −$960,333 | $195,672 | $— | $20,860 | Verified |
| 2021 | $1,145,863 | — | — | −$950,191 | $195,672 | $— | $28,648 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +124.9% ! | +20.0% | 53.4% | Not available | Partial |
| 2025 | -6.1% | -0.4% | ~100% | Not available | Partial |
| 2024 | -4.5% | -10.0% | 94.2% | 1.7600% | Verified |
| 2023 | +71.2% | +71.2% | ~100% | 1.5400% | Verified |
| 2022 | -18.3% | -18.3% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.5000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +20.1% | +10.1% | +2.5% | +28.4% | 2024 | -18.3% | 2023 |
| Assessment Ratio | 99.9% | 45.1% | — | 100.0% | 2025 | 16.1% | 2024 |
| Effective Tax Rate (2025) | 2.1300% | 2.1300% | — | 2.1300% | 2025 | 2.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,896 | $26,516 | ~$32,289 | $30,896 | 2025 | $20,860 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,537,896 | ~$1,537,896 | ~2.0439% | ~$31,433 | +6.1% |
| 2027 | ~$1,631,119 | ~$1,631,119 | ~1.9570% | ~$31,921 | +12.5% |
| 2028 | ~$1,729,994 | ~$1,729,994 | ~1.8702% | ~$32,354 | +19.3% |
| 2029 | ~$1,834,862 | ~$1,834,862 | ~1.7833% | ~$32,721 | +26.5% |
| 2030 | ~$1,946,086 | ~$1,946,086 | ~1.6964% | ~$33,014 | +34.2% |
| 2026 | ~$1,508,896 | ~$1,508,896 | ~2.1307% | ~$32,151 | +4.1% |
| 2027 | ~$1,570,183 | ~$1,570,183 | ~2.1307% | ~$33,456 | +8.3% |
| 2028 | ~$1,633,960 | ~$1,633,960 | ~2.1307% | ~$34,815 | +12.7% |
| 2029 | ~$1,700,328 | ~$1,700,328 | ~2.1307% | ~$36,229 | +17.3% |
| 2030 | ~$1,769,391 | ~$1,769,391 | ~2.1307% | ~$37,701 | +22.0% |
| 2026 | ~$1,566,896 | ~$1,566,896 | ~2.0004% | ~$31,345 | +8.1% |
| 2027 | ~$1,693,215 | ~$1,693,215 | ~1.8702% | ~$31,666 | +16.8% |
| 2028 | ~$1,829,718 | ~$1,829,718 | ~1.7399% | ~$31,835 | +26.2% |
| 2029 | ~$1,977,225 | ~$1,977,225 | ~1.6096% | ~$31,825 | +36.4% |
| 2030 | ~$2,136,624 | ~$2,136,624 | ~1.4793% | ~$31,607 | +47.4% |
In 2025, this property's market value of $1,450,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +2% above the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $1,450,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,212,829 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $944,630 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,156,005 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,145,863 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.