4800 MIRA LAGO DR TX 78645
| Owner | MONTECHINO VENTURES GROUP LLC |
|---|---|
| Parcel ID | 0166730206 |
| Short ID | 498168 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 226,948 SF |
| Acres | 5.210 |
| Year Built | — |
| Legal | LOT 60 MARSHALLS HARBOR |
| Neighborhood | S09AC |
| Land | $259,953 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $259,953 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $207,962 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $207,962 |
| Value Limitation Adjustment (−) (homestead cap) | −$27,559 |
| Net Appraised (assessed) | $180,403 |
| Taxable Value | $180,403 |
|---|
| Total Due | $4,420.50 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +1273.8% from $15,138 (2021) to $207,962 (2025), a CAGR of 92.5% 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 $3,844. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($180,403) is $27,559 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 ($259,953 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 $207,962, 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 +92.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,500,198 by 2030, with an estimated annual tax burden around $93,307. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $4,420.50 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +57 |
| Travis Central Health | 0.1080% | 0.1180% | +18 |
| Travis County ESD # 07 | 0.0910% | 0.1000% | +16 |
| City of Lago Vista | 0.4231% | 0.4200% | -6 |
| Lago Vista ISD | 1.0169% | 1.0169% | +0 |
| Travis County ESD # 01 | 0.1000% | 0.1000% | +0 |
Market value changed by 244% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $1,834.52 | $— | $1,834.52 |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $757.69 | $— | $757.69 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $678.04 | $— | $678.04 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $212.92 | $— | $212.92 |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $180.40 | $— | $180.40 |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $180.34 | $— | $180.34 |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $3,843.91 | $0.00 | $3,843.91 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $207,962 | $207,962 | +0.0% |
| Assessed Value | $207,962 | $180,403 | +15.3% |
| Land Value | $259,953 | $259,953 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $207,962 | $180,403 | +15.3% |
| Total Tax 2026 = estimate |
~$4,431
Estimated
|
$3,844 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $207,962 | $207,962 | +0 (+0.0%) |
| Taxable Value | $207,962 | $207,962 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $207,962 | $259,953 | — | — | $207,962 | $207,962 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $207,962 | $259,953 | — | −$27,559 | $180,403 | $180,403 | $3,844 | Verified |
| 2024 | $— | — | — | — | $259,953 | $— | $3,915 | Verified |
| 2023 | $— | — | — | — | $156,600 | $— | $3,167 | Verified |
| 2022 | $— | — | — | — | $156,600 | $— | $3,458 | Verified |
| 2021 | $15,138 | — | — | — | $75,545 ! | $— | $1,872 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +15.3% | ~100% | Not available | Partial |
| 2025 | -20.0% | -4.0% | 86.8% | 1.8500% | Verified |
| 2024 | +66.0% | +20.0% | 72.3% | 1.5100% | Verified |
| 2023 | -39.8% | -39.8% | ~100% | 2.0200% | Verified |
| 2022 | +244.1% ! | +244.1% | ~100% | 1.3300% | Verified |
| 2021 | base year | — | ~100% | 12.3700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +175.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +636.9% | +92.5% | +1273.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 228.6% | — | 499.0% | 2021 | 86.7% | 2025 |
| Effective Tax Rate (2025) | 1.8500% | 1.8500% | — | 1.8500% | 2025 | 1.8500% | 2025 |
| Tax Amount | $3,844 | $2,858 | ~$39,055 | $3,844 | 2025 | $1,872 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$400,371 | ~$400,371 | ~2.0439% | ~$8,183 | +92.5% |
| 2027 | ~$770,800 | ~$770,800 | ~1.9570% | ~$15,085 | +270.6% |
| 2028 | ~$1,483,955 | ~$1,483,955 | ~1.8702% | ~$27,752 | +613.6% |
| 2029 | ~$2,856,929 | ~$2,856,929 | ~1.7833% | ~$50,947 | +1273.8% |
| 2030 | ~$5,500,198 | ~$5,500,198 | ~1.6964% | ~$93,307 | +2544.8% |
| 2026 | ~$396,212 | ~$396,212 | ~2.1307% | ~$8,442 | +90.5% |
| 2027 | ~$754,868 | ~$754,868 | ~2.1307% | ~$16,084 | +263.0% |
| 2028 | ~$1,438,185 | ~$1,438,185 | ~2.1307% | ~$30,644 | +591.6% |
| 2029 | ~$2,740,050 | ~$2,740,050 | ~2.1307% | ~$58,383 | +1217.6% |
| 2030 | ~$5,220,380 | ~$5,220,380 | ~2.1307% | ~$111,232 | +2410.3% |
| 2026 | ~$404,530 | ~$404,530 | ~2.0004% | ~$8,092 | +94.5% |
| 2027 | ~$786,898 | ~$786,898 | ~1.8702% | ~$14,716 | +278.4% |
| 2028 | ~$1,530,685 | ~$1,530,685 | ~1.7399% | ~$26,632 | +636.0% |
| 2029 | ~$2,977,508 | ~$2,977,508 | ~1.6096% | ~$47,925 | +1331.8% |
| 2030 | ~$5,791,889 | ~$5,791,889 | ~1.4793% | ~$85,678 | +2685.1% |
In 2025, this property's market value of $207,962 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +145% above 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 | $207,962 | $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 | $15,138 | $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.