19708 BOGGY FORD RD TX 78645
| Owner | LAVERNE ESTATES LP |
|---|---|
| Parcel ID | 0167770113 |
| Short ID | 440072 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 307,316 SF |
| Acres | 7.055 |
| Year Built | — |
| Legal | ABS 189 SUR 98 CAMPBELL M F ACR 7.055 (AKA LOT 32 RANCHO CIELO) |
| Neighborhood | S0006 |
| Land | $1,037,932 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,037,932 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,037,932 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,037,932 |
| Value Limitation Adjustment (−) (homestead cap) | −$208,264 |
| Net Appraised (assessed) | $829,668 |
| Taxable Value | $829,668 |
|---|
Appreciation: Market value has risen +568.7% from $155,210 (2021) to $1,037,932 (2025), a CAGR of 60.8% 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 $17,678. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($829,668) is $208,264 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 100% of market value ($1,037,932 land vs $0 improvements), about $3/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 $1,037,932, 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 +60.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,161,702 by 2030, with an estimated annual tax burden around $189,350. 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 345% 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% | $8,436.89 | $8,436.89 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $3,484.61 | $3,484.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,118.27 | $3,118.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $979.20 | $979.20 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $829.67 | $829.67 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $829.39 | $829.39 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $17,678.03 | $17,678.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $599,305 | $1,037,932 | -42.3% |
| Assessed Value | $599,305 | $829,668 | -27.8% |
| Land Value | $599,305 | $1,037,932 | -42.3% |
| Improvement Value | — | — | — |
| Taxable Value | $599,305 | $829,668 | -27.8% |
| Total Tax 2026 = estimate |
~$12,770
Estimated
|
~$17,678
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $599,305 | $599,305 | +0 (+0.0%) |
| Taxable Value | $599,305 | $599,305 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $599,305 | $599,305 | — | — | $599,305 | $599,305 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,037,932 | $1,037,932 | — | −$208,264 | $829,668 | $829,668 | ~$17,678 | Partial |
| 2024 | $— | — | — | — | $691,390 | $— | $11,479 | Verified |
| 2023 | $— | — | — | — | $691,390 | $— | $11,123 | Verified |
| 2022 | $— | — | — | — | $691,390 | $— | $12,306 | Verified |
| 2021 | $155,210 | — | — | — | $155,210 | $— | $2,904 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -42.3% | -27.8% | ~100% | Not available | Partial |
| 2025 | +50.1% | +20.0% | 79.9% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.6600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6100% | Verified |
| 2022 | +345.5% ! | +345.5% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +568.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -42.3% | +263.2% | +84.3% | +568.7% | 2025 | -42.3% | 2026 |
| Assessment Ratio | 100.0% | 93.3% | — | 100.0% | 2021 | 79.9% | 2025 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$17,678 | $10,291 | ~$96,098 | $17,678 | 2025 | $2,904 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,669,096 | ~$1,669,096 | ~2.0439% | ~$34,114 | +60.8% |
| 2027 | ~$2,684,068 | ~$2,684,068 | ~1.9570% | ~$52,528 | +158.6% |
| 2028 | ~$4,316,242 | ~$4,316,242 | ~1.8702% | ~$80,720 | +315.9% |
| 2029 | ~$6,940,937 | ~$6,940,937 | ~1.7833% | ~$123,777 | +568.7% |
| 2030 | ~$11,161,702 | ~$11,161,702 | ~1.6964% | ~$189,350 | +975.4% |
| 2026 | ~$1,648,337 | ~$1,648,337 | ~2.1307% | ~$35,122 | +58.8% |
| 2027 | ~$2,617,719 | ~$2,617,719 | ~2.1307% | ~$55,777 | +152.2% |
| 2028 | ~$4,157,193 | ~$4,157,193 | ~2.1307% | ~$88,579 | +300.5% |
| 2029 | ~$6,602,026 | ~$6,602,026 | ~2.1307% | ~$140,672 | +536.1% |
| 2030 | ~$10,484,659 | ~$10,484,659 | ~2.1307% | ~$223,400 | +910.1% |
| 2026 | ~$1,689,854 | ~$1,689,854 | ~2.0004% | ~$33,805 | +62.8% |
| 2027 | ~$2,751,247 | ~$2,751,247 | ~1.8702% | ~$51,453 | +165.1% |
| 2028 | ~$4,479,297 | ~$4,479,297 | ~1.7399% | ~$77,934 | +331.6% |
| 2029 | ~$7,292,732 | ~$7,292,732 | ~1.6096% | ~$117,382 | +602.6% |
| 2030 | ~$11,873,276 | ~$11,873,276 | ~1.4793% | ~$175,639 | +1043.9% |
In 2025, this property's market value of $1,037,932 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 12× 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 | $1,037,932 | $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 | $155,210 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | 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.