COTTONWOOD CIR TX 78669
| Owner | SHORELINE RANCH TEXAS LP |
|---|---|
| Parcel ID | 0168700109 |
| Short ID | 565870 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 719,176 SF |
| Acres | 16.510 |
| Year Built | — |
| Legal | LOT 126-G MARSHALLS VISTA SUBD |
| Neighborhood | S09AC |
| Land | $182,621 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $182,621 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $182,621 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $182,621 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $182,621 |
| Taxable Value | $182,621 |
|---|
Appreciation: Market value has risen +1425.7% from $11,970 (2021) to $182,621 (2025), a CAGR of 97.6% 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 $3,891. 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 100% of market value ($182,621 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 $182,621, 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 +97.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,506,447 by 2030, with an estimated annual tax burden around $93,413. 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 1426% 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% | $1,857.07 | $1,857.07 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $767.01 | $767.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $686.37 | $686.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $215.53 | $215.53 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $182.62 | $182.62 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $182.56 | $182.56 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $3,891.16 | $3,891.16 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $182,621 | $182,621 | +0.0% |
| Assessed Value | $182,621 | $182,621 | +0.0% |
| Land Value | $182,621 | $182,621 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $182,621 | $182,621 | +0.0% |
| Total Tax 2026 = estimate |
~$3,891
Estimated
|
~$3,891
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $182,621 | $182,621 | +0 (+0.0%) |
| Taxable Value | $182,621 | $182,621 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $182,621 | $182,621 | — | — | $182,621 | $182,621 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $182,621 | $182,621 | — | — | $182,621 | $182,621 | ~$3,891 | Partial |
| 2024 | $— | — | — | — | $182,621 | $— | $3,805 | Verified |
| 2023 | $— | — | — | — | $730,485 | $— | $3,694 | Verified |
| 2022 | $— | — | — | — | $730,485 | $— | $4,581 | Verified |
| 2021 | $11,970 | — | — | — | $47,879 ! | $— | $1,187 | 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 | -75.0% | -75.0% | ~100% | 2.0800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.5100% | Verified |
| 2022 | +1425.7% ! | +1425.7% | ~100% | 0.6300% | Verified |
| 2021 | base year | — | ~100% | 9.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +281.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +712.9% | +97.6% | +1425.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 200.0% | — | 400.0% | 2021 | 100.0% | 2025 |
| 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 |
$3,891 | $2,539 | ~$38,160 | $3,891 | 2025 | $1,187 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$360,923 | ~$360,923 | ~2.0439% | ~$7,377 | +97.6% |
| 2027 | ~$713,311 | ~$713,311 | ~1.9570% | ~$13,960 | +290.6% |
| 2028 | ~$1,409,753 | ~$1,409,753 | ~1.8702% | ~$26,365 | +672.0% |
| 2029 | ~$2,786,168 | ~$2,786,168 | ~1.7833% | ~$49,685 | +1425.7% |
| 2030 | ~$5,506,447 | ~$5,506,447 | ~1.6964% | ~$93,413 | +2915.2% |
| 2026 | ~$357,271 | ~$357,271 | ~2.1307% | ~$7,612 | +95.6% |
| 2027 | ~$698,947 | ~$698,947 | ~2.1307% | ~$14,893 | +282.7% |
| 2028 | ~$1,367,386 | ~$1,367,386 | ~2.1307% | ~$29,135 | +648.8% |
| 2029 | ~$2,675,088 | ~$2,675,088 | ~2.1307% | ~$56,999 | +1364.8% |
| 2030 | ~$5,233,412 | ~$5,233,412 | ~2.1307% | ~$111,510 | +2765.7% |
| 2026 | ~$364,576 | ~$364,576 | ~2.0004% | ~$7,293 | +99.6% |
| 2027 | ~$727,821 | ~$727,821 | ~1.8702% | ~$13,611 | +298.5% |
| 2028 | ~$1,452,987 | ~$1,452,987 | ~1.7399% | ~$25,280 | +695.6% |
| 2029 | ~$2,900,672 | ~$2,900,672 | ~1.6096% | ~$46,688 | +1488.4% |
| 2030 | ~$5,790,760 | ~$5,790,760 | ~1.4793% | ~$85,661 | +3070.9% |
In 2025, this property's market value of $182,621 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +115% 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 | $182,621 | $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 | $11,970 | $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.