3504 PARLIAMENT CV TX
| Owner | MILANOVIC SLADJANA & BRANKO |
|---|---|
| Parcel ID | 0168881433 |
| Short ID | 173930 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 37,392 SF |
| Acres | 0.858 |
| Year Built | — |
| Legal | LOT 23036 *BELOW 715' CONTOUR HIGHLAND LAKE ESTATES SEC 23 |
| Neighborhood | S08WF |
| Land | $457,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $457,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $457,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $457,600 |
| Value Limitation Adjustment (−) (homestead cap) | −$102,150 |
| Net Appraised (assessed) | $355,450 |
| Taxable Value | $355,450 |
|---|
Appreciation: Market value has risen +370.6% from $97,240 (2021) to $457,600 (2025), a CAGR of 47.3% 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 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 $7,574. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($355,450) is $102,150 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 ($457,600 land vs $0 improvements), about $12/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 $457,600, 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 +47.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,171,665 by 2030, with an estimated annual tax burden around $53,805. 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 154% 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% | $3,614.57 | $3,614.57 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $1,492.89 | $1,492.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,335.94 | $1,335.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $419.51 | $419.51 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $355.45 | $355.45 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $355.33 | $355.33 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $7,573.69 | $7,573.69 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $316,800 | $457,600 | -30.8% |
| Assessed Value | $316,800 | $355,450 | -10.9% |
| Land Value | $316,800 | $457,600 | -30.8% |
| Improvement Value | — | — | — |
| Taxable Value | $316,800 | $355,450 | -10.9% |
| Total Tax 2026 = estimate |
~$6,750
Estimated
|
~$7,574
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $316,800 | $316,800 | +0 (+0.0%) |
| Taxable Value | $316,800 | $316,800 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $316,800 | $316,800 | — | — | $316,800 | $316,800 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $457,600 | $457,600 | — | −$102,150 | $355,450 | $355,450 | ~$7,574 | Partial |
| 2024 | $— | — | — | — | $457,600 | $— | $6,171 | Verified |
| 2023 | $— | — | — | — | $246,840 | $— | $4,993 | Verified |
| 2022 | $— | — | — | — | $246,840 | $— | $5,451 | Verified |
| 2021 | $97,240 | — | — | — | $97,240 | $— | $2,410 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -30.8% | -10.9% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 77.7% | Not available | Partial |
| 2024 | +85.4% ! | +20.0% | 64.7% | 1.3500% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0200% | Verified |
| 2022 | +153.8% ! | +153.8% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +370.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -30.8% | +169.9% | +60.4% | +370.6% | 2025 | -30.8% | 2026 |
| Assessment Ratio | 100.0% | 92.6% | — | 100.0% | 2021 | 77.7% | 2025 |
| Effective Tax Rate (2025) | 1.6600% | 1.6600% | — | 1.6600% | 2025 | 1.6600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,574 | $4,992 | ~$30,550 | $7,574 | 2025 | $2,410 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$673,979 | ~$673,979 | ~2.0439% | ~$13,775 | +47.3% |
| 2027 | ~$992,674 | ~$992,674 | ~1.9570% | ~$19,427 | +116.9% |
| 2028 | ~$1,462,065 | ~$1,462,065 | ~1.8702% | ~$27,343 | +219.5% |
| 2029 | ~$2,153,412 | ~$2,153,412 | ~1.7833% | ~$38,402 | +370.6% |
| 2030 | ~$3,171,665 | ~$3,171,665 | ~1.6964% | ~$53,805 | +593.1% |
| 2026 | ~$664,827 | ~$664,827 | ~2.1307% | ~$14,166 | +45.3% |
| 2027 | ~$965,898 | ~$965,898 | ~2.1307% | ~$20,581 | +111.1% |
| 2028 | ~$1,403,310 | ~$1,403,310 | ~2.1307% | ~$29,901 | +206.7% |
| 2029 | ~$2,038,807 | ~$2,038,807 | ~2.1307% | ~$43,442 | +345.5% |
| 2030 | ~$2,962,093 | ~$2,962,093 | ~2.1307% | ~$63,114 | +547.3% |
| 2026 | ~$683,131 | ~$683,131 | ~2.0004% | ~$13,666 | +49.3% |
| 2027 | ~$1,019,816 | ~$1,019,816 | ~1.8702% | ~$19,072 | +122.9% |
| 2028 | ~$1,522,438 | ~$1,522,438 | ~1.7399% | ~$26,488 | +232.7% |
| 2029 | ~$2,272,781 | ~$2,272,781 | ~1.6096% | ~$36,582 | +396.7% |
| 2030 | ~$3,392,935 | ~$3,392,935 | ~1.4793% | ~$50,191 | +641.5% |
In 2025, this property's market value of $457,600 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 | $457,600 | $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 | $97,240 | $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.