LAKEFRONT DR TX 78645
| Owner | HEIDER GENE M |
|---|---|
| Parcel ID | 0167870116 |
| Short ID | 171356 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 332,189 SF |
| Acres | 7.626 |
| Year Built | — |
| Legal | ABS 2145 DECKER T T ACR 7.626 (UNDER WATER) |
| Neighborhood | S0033 |
| Land | $57,195 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $57,195 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $57,195 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $57,195 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $57,195 |
| Taxable Value | $57,195 |
|---|
Appreciation: Market value has risen +7.1% from $53,382 (2021) to $57,195 (2025), a CAGR of 1.7% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $1,219. Lago Vista ISD is the largest single contributor, at 50.7% 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 100% of market value ($57,195 land vs $0 improvements), about $0/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 $57,195, this parcel sits in the lower-middle (25th–50th 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 +1.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $62,347 by 2030, with an estimated annual tax burden around $1,058. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $581.62 | $581.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $214.96 | $214.96 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $168.16 | $168.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $67.50 | $67.50 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $57.20 | $57.20 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $57.18 | $57.18 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $1,146.62 | $1,146.62 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $57,195 | $57,195 | +0.0% |
| Assessed Value | $57,195 | $57,195 | +0.0% |
| Land Value | $57,195 | $57,195 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $57,195 | $57,195 | +0.0% |
| Total Tax 2026 = estimate |
~$1,219
Estimated
|
~$1,147
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $57,195 | $57,195 | +0 (+0.0%) |
| Taxable Value | $57,195 | $57,195 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $57,195 | $57,195 | — | — | $57,195 | $57,195 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $57,195 | $57,195 | — | — | $57,195 | $57,195 | ~$1,147 | Partial |
| 2024 | $— | — | — | — | $53,382 | $— | $1,044 | Verified |
| 2023 | $— | — | — | — | $53,382 | $— | $1,080 | Verified |
| 2022 | $— | — | — | — | $53,382 | $— | $1,179 | Verified |
| 2021 | $53,382 | — | — | — | $53,382 | $— | $1,323 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +7.1% | +7.1% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0200% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +3.5% | +1.7% | +7.1% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0000% | 2.0000% | — | 2.0000% | 2025 | 2.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,147 | $1,235 | ~$1,125 | $1,323 | 2021 | $1,147 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$58,190 | ~$58,190 | ~2.0439% | ~$1,189 | +1.7% |
| 2027 | ~$59,202 | ~$59,202 | ~1.9570% | ~$1,159 | +3.5% |
| 2028 | ~$60,232 | ~$60,232 | ~1.8702% | ~$1,126 | +5.3% |
| 2029 | ~$61,280 | ~$61,280 | ~1.7833% | ~$1,093 | +7.1% |
| 2030 | ~$62,347 | ~$62,347 | ~1.6964% | ~$1,058 | +9.0% |
| 2026 | ~$57,046 | ~$57,046 | ~2.1307% | ~$1,215 | -0.3% |
| 2027 | ~$56,898 | ~$56,898 | ~2.1307% | ~$1,212 | -0.5% |
| 2028 | ~$56,750 | ~$56,750 | ~2.1307% | ~$1,209 | -0.8% |
| 2029 | ~$56,602 | ~$56,602 | ~2.1307% | ~$1,206 | -1.0% |
| 2030 | ~$56,455 | ~$56,455 | ~2.1307% | ~$1,203 | -1.3% |
| 2026 | ~$59,334 | ~$59,334 | ~2.0004% | ~$1,187 | +3.7% |
| 2027 | ~$61,553 | ~$61,553 | ~1.8702% | ~$1,151 | +7.6% |
| 2028 | ~$63,855 | ~$63,855 | ~1.7399% | ~$1,111 | +11.6% |
| 2029 | ~$66,243 | ~$66,243 | ~1.6096% | ~$1,066 | +15.8% |
| 2030 | ~$68,720 | ~$68,720 | ~1.4793% | ~$1,017 | +20.2% |
In 2025, this property's market value of $57,195 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -33% below 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 | $57,195 | $24,862 | $85,028 | $363,420 | ↓ Below 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 | $53,382 | $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.