5000 MIRA LAGO DR TX 78645
| Owner | CAELUM CAPITAL LLC |
|---|---|
| Parcel ID | 0166730204 |
| Short ID | 498166 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 247,856 SF |
| Acres | 5.690 |
| Year Built | — |
| Legal | LOT 58 MARSHALLS HARBOR |
| Neighborhood | S09AC |
| Land | $423,805 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $423,805 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $388,544 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $388,544 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $388,544 |
| Taxable Value | $388,544 |
|---|
Appreciation: Market value has risen +569.9% from $58,000 (2021) to $388,544 (2025), a CAGR of 60.9% 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 $8,279. Lago Vista ISD is the largest single contributor, at 47.7% 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 109% of market value ($423,805 land vs $0 improvements), about $2/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 $388,544, 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 +60.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,187,506 by 2030, with an estimated annual tax burden around $71,038. 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 242% 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% | $3,951.10 | $3,951.10 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $1,631.88 | $1,631.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,460.32 | $1,460.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $458.57 | $458.57 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $388.54 | $388.54 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $388.42 | $388.42 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $8,278.83 | $8,278.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $388,544 | $388,544 | +0.0% |
| Assessed Value | $388,544 | $388,544 | +0.0% |
| Land Value | $423,805 | $423,805 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $388,544 | $388,544 | +0.0% |
| Total Tax 2026 = estimate |
~$8,279
Estimated
|
~$8,279
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $388,544 | $388,544 | +0 (+0.0%) |
| Taxable Value | $388,544 | $388,544 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $388,544 | $423,805 | — | — | $388,544 | $388,544 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $388,544 | $423,805 | — | — | $388,544 | $388,544 | ~$8,279 | Partial |
| 2024 | $— | — | — | — | $388,544 | $— | $8,095 | Verified |
| 2023 | $— | — | — | — | $423,805 | $— | $7,859 | Verified |
| 2022 | $— | — | — | — | $388,544 | $— | $8,580 | Verified |
| 2021 | $58,000 | — | — | — | $58,000 | $— | $1,437 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -8.3% | -8.3% | ~100% | 2.0800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8500% | Verified |
| 2022 | +242.4% ! | +242.4% | ~100% | 2.0200% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +214.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +284.9% | +60.9% | +569.9% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$8,279 | $4,858 | ~$36,034 | $8,279 | 2025 | $1,437 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$625,091 | ~$625,091 | ~2.0439% | ~$12,776 | +60.9% |
| 2027 | ~$1,005,649 | ~$1,005,649 | ~1.9570% | ~$19,681 | +158.8% |
| 2028 | ~$1,617,891 | ~$1,617,891 | ~1.8702% | ~$30,257 | +316.4% |
| 2029 | ~$2,602,870 | ~$2,602,870 | ~1.7833% | ~$46,417 | +569.9% |
| 2030 | ~$4,187,506 | ~$4,187,506 | ~1.6964% | ~$71,038 | +977.7% |
| 2026 | ~$617,320 | ~$617,320 | ~2.1307% | ~$13,153 | +58.9% |
| 2027 | ~$980,801 | ~$980,801 | ~2.1307% | ~$20,898 | +152.4% |
| 2028 | ~$1,558,299 | ~$1,558,299 | ~2.1307% | ~$33,203 | +301.1% |
| 2029 | ~$2,475,832 | ~$2,475,832 | ~2.1307% | ~$52,753 | +537.2% |
| 2030 | ~$3,933,611 | ~$3,933,611 | ~2.1307% | ~$83,815 | +912.4% |
| 2026 | ~$632,862 | ~$632,862 | ~2.0004% | ~$12,660 | +62.9% |
| 2027 | ~$1,030,808 | ~$1,030,808 | ~1.8702% | ~$19,278 | +165.3% |
| 2028 | ~$1,678,984 | ~$1,678,984 | ~1.7399% | ~$29,212 | +332.1% |
| 2029 | ~$2,734,735 | ~$2,734,735 | ~1.6096% | ~$44,017 | +603.8% |
| 2030 | ~$4,454,346 | ~$4,454,346 | ~1.4793% | ~$65,892 | +1046.4% |
In 2025, this property's market value of $388,544 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× 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 | $388,544 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +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 | $58,000 | $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.