16200 E LAKE SHORE DR F TX 78734
| Owner | LAKE TRAVIS LODGES MARINA ASSO |
|---|---|
| Parcel ID | 0166580135 |
| Short ID | 736272 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 170,537 SF |
| Acres | 3.915 |
| Year Built | — |
| Legal | LOT 12-16 HUDSON BEND COLONY NO 1 PLUS PT OF VAC ROW |
| Neighborhood | 95TRAV_S |
| Land | $2,037,766 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,037,766 |
| Improvement | $11,933 |
|---|---|
| Total Improvement | $11,933 |
| Market | $2,049,699 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,049,699 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,049,699 |
| Taxable Value | $2,049,699 |
|---|
Appreciation: Market value has risen +31448.4% from $6,497 (2021) to $2,049,699 (2025), a CAGR of 321.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→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 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $33,286. Lake Travis ISD is the largest single contributor, at 64.0% 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 99% of market value ($2,037,766 land vs $11,933 improvements), about $12/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 $2,049,699, 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 +321.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,725,283,064 by 2030, with an estimated annual tax burden around $46,374. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 22,750 SF | ✗ |
| 326 | GUARD HOUSE SF | 18 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 18 SF | ✗ |
Market value changed by 374% in 2025, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $7,277.90 | $7,277.90 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,630.92 | $2,630.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $826.16 | $826.16 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $632.79 | $632.79 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $11,367.77 | $11,367.77 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $700,000 | $2,049,699 | -65.8% |
| Assessed Value | $700,000 | $2,049,699 | -65.8% |
| Land Value | $2,037,766 | $2,037,766 | +0.0% |
| Improvement Value | — | $11,933 | — |
| Taxable Value | $700,000 | $2,049,699 | -65.8% |
| Total Tax 2026 = estimate |
~$11,368
Estimated
|
~$11,368
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,049,699 | $700,000 | -1,349,699 (-65.8%) |
| Taxable Value | $840,000 | $700,000 | -140,000 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $700,000 | $2,037,766 | — | — | $700,000 | $700,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,049,699 | $2,037,766 | $11,933 | — | $2,049,699 | $2,049,699 | ~$11,368 | Partial |
| 2024 | $432,008 | — | — | — | — | $— | $6,936 | Verified |
| 2023 | $432,008 | — | — | — | — | $— | $6,750 | Verified |
| 2022 | $432,008 | — | — | — | — | $— | $7,412 | Verified |
| 2021 | $6,497 | — | — | — | — | $— | $7,773 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | -59.0% | 41.0% | Not available | Partial |
| 2025 | +374.5% ! | +374.5% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.6100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7200% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +374.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -65.8% | +1371.6% | +484.0% | +6549.3% | 2022 | -65.8% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 0.5500% | 0.5500% | — | 0.5500% | 2025 | 0.5500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,368 | $8,048 | ~$40,859 | $11,368 | 2025 | $6,750 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,638,422 | ~$2,254,669 | ~1.5801% | ~$35,627 | +321.4% |
| 2027 | ~$36,406,481 | ~$2,480,136 | ~1.5363% | ~$38,103 | +1676.2% |
| 2028 | ~$153,434,494 | ~$2,728,149 | ~1.4925% | ~$40,717 | +7385.7% |
| 2029 | ~$646,647,066 | ~$3,000,964 | ~1.4487% | ~$43,474 | +31448.4% |
| 2030 | ~$2,725,283,064 | ~$3,301,061 | ~1.4048% | ~$46,374 | +132860.2% |
| 2026 | ~$8,597,428 | ~$2,254,669 | ~1.6240% | ~$36,615 | +319.4% |
| 2027 | ~$36,061,764 | ~$2,480,136 | ~1.6240% | ~$40,277 | +1659.4% |
| 2028 | ~$151,260,455 | ~$2,728,149 | ~1.6240% | ~$44,304 | +7279.6% |
| 2029 | ~$634,459,406 | ~$3,000,964 | ~1.6240% | ~$48,735 | +30853.8% |
| 2030 | ~$2,661,229,190 | ~$3,301,061 | ~1.6240% | ~$53,608 | +129735.1% |
| 2026 | ~$8,679,416 | ~$2,254,669 | ~1.5582% | ~$35,133 | +323.4% |
| 2027 | ~$36,752,838 | ~$2,480,136 | ~1.4925% | ~$37,016 | +1693.1% |
| 2028 | ~$155,629,266 | ~$2,728,149 | ~1.4267% | ~$38,924 | +7492.8% |
| 2029 | ~$659,009,478 | ~$3,000,964 | ~1.3610% | ~$40,843 | +32051.5% |
| 2030 | ~$2,790,564,428 | ~$3,301,061 | ~1.2953% | ~$42,757 | +136045.1% |
In 2025, this property's market value of $2,049,699 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 24× 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 | $2,049,699 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $432,008 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $432,008 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | $432,008 | $15,000 | $55,000 | $180,463 | ↑ Top 25% | +100.0% |
| 2021 | $6,497 | $6,000 | $14,480 | $80,000 | ↓ Below 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.