LAKEFRONT DR TX 78645
| Owner | ISLAND LOT 8 LLC |
|---|---|
| Parcel ID | 0170880112 |
| Short ID | 175904 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,331,629 SF |
| Acres | 30.570 |
| Year Built | — |
| Legal | LOT 8 ISLAND ON LAKE TRAVIS THE |
| Neighborhood | S0033 |
| Land | $13,196 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $13,196 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $13,196 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $13,196 |
| Value Limitation Adjustment (−) (homestead cap) | −$10,628 |
| Net Appraised (assessed) | $2,568 |
| Taxable Value | $2,568 |
|---|
Appreciation: Market value has risen +516.6% from $2,140 (2021) to $13,196 (2025), a CAGR of 57.6% 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 $55. Lago Vista ISD is the largest single contributor, at 52.4% of the total 2025 levy.
Assessment Gap: Assessed value ($2,568) is $10,628 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 ($13,196 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 $13,196, this parcel sits in the bottom quartile (<25th 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 +57.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $128,227 by 2030, with an estimated annual tax burden around $2,175. 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 517% in 2025, 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% | $26.11 | $26.11 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9.65 | $9.65 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $5.93 | $5.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3.03 | $3.03 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $2.57 | $2.57 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $2.57 | $2.57 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $49.86 | $49.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $9,113 | $13,196 | -30.9% |
| Assessed Value | $3,082 | $2,568 | +20.0% |
| Land Value | $9,113 | $13,196 | -30.9% |
| Improvement Value | — | — | — |
| Taxable Value | $3,082 | $2,568 | +20.0% |
| HS Cap Loss | -$6,031 | — | |
| Total Tax 2026 = estimate |
~$66
Estimated
|
~$50
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,113 | $9,113 | +0 (+0.0%) |
| Taxable Value | $3,082 | $3,082 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $9,113 | $9,113 | — | −$6,031 | $3,082 | $3,082 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $13,196 | $13,196 | — | −$10,628 | $2,568 | $2,568 | ~$50 | Partial |
| 2024 | $— | — | — | — | $2,140 | $— | $41 | Verified |
| 2023 | $— | — | — | — | $2,140 | $— | $39 | Verified |
| 2022 | $— | — | — | — | $2,140 | $— | $43 | Verified |
| 2021 | $2,140 | — | — | — | $2,140 | $— | $47 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -30.9% | +20.0% | 33.8% | Not available | Partial |
| 2025 | +516.6% ! | +20.0% | 19.5% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.8900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.0200% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +516.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -30.9% | +242.9% | +71.7% | +516.6% | 2025 | -30.9% | 2026 |
| Assessment Ratio | 33.8% | 51.1% | — | 100.0% | 2021 | 19.5% | 2025 |
| Effective Tax Rate (2025) | 0.3800% | 0.3800% | — | 0.3800% | 2025 | 0.3800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$50 | $49 | ~$1,132 | $50 | 2025 | $47 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$20,795 | ~$20,795 | ~2.0439% | ~$425 | +57.6% |
| 2027 | ~$32,769 | ~$32,769 | ~1.9570% | ~$641 | +148.3% |
| 2028 | ~$51,637 | ~$51,637 | ~1.8702% | ~$966 | +291.3% |
| 2029 | ~$81,371 | ~$81,371 | ~1.7833% | ~$1,451 | +516.6% |
| 2030 | ~$128,227 | ~$128,227 | ~1.6964% | ~$2,175 | +871.7% |
| 2026 | ~$20,531 | ~$20,531 | ~2.1307% | ~$437 | +55.6% |
| 2027 | ~$31,942 | ~$31,942 | ~2.1307% | ~$681 | +142.1% |
| 2028 | ~$49,696 | ~$49,696 | ~2.1307% | ~$1,059 | +276.6% |
| 2029 | ~$77,318 | ~$77,318 | ~2.1307% | ~$1,647 | +485.9% |
| 2030 | ~$120,293 | ~$120,293 | ~2.1307% | ~$2,563 | +811.6% |
| 2026 | ~$21,058 | ~$21,058 | ~2.0004% | ~$421 | +59.6% |
| 2027 | ~$33,606 | ~$33,606 | ~1.8702% | ~$628 | +154.7% |
| 2028 | ~$53,628 | ~$53,628 | ~1.7399% | ~$933 | +306.4% |
| 2029 | ~$85,582 | ~$85,582 | ~1.6096% | ~$1,378 | +548.5% |
| 2030 | ~$136,573 | ~$136,573 | ~1.4793% | ~$2,020 | +935.0% |
In 2025, this property's market value of $13,196 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -84% 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 | $13,196 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $2,140 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.