8024 LAKEVIEW ST TX 78641
| Owner | REINHARDT VERNON & BETHANY |
|---|---|
| Parcel ID | 0172530302 |
| Short ID | 176484 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 28,453 SF |
| Acres | 0.653 |
| Year Built | — |
| Legal | LOT 48&49 LAKE TRAVIS SUBD NO 1 |
| Neighborhood | T9020WF |
| Land | $860,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $860,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $860,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $860,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$525,632 |
| Net Appraised (assessed) | $334,368 |
| Taxable Value | $334,368 |
|---|
Appreciation: Market value has risen +270.4% from $232,200 (2021) to $860,000 (2025), a CAGR of 38.7% 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 1.8620% in 2025 (+0.0423% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,226. Leander ISD is the largest single contributor, at 58.4% of the total 2025 levy.
Assessment Gap: Assessed value ($334,368) is $525,632 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 ($860,000 land vs $0 improvements), about $30/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 $860,000, 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 +38.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,418,692 by 2030, with an estimated annual tax burden around $69,272. 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 270% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $3,634.25 | $3,634.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,256.71 | $1,256.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $394.63 | $394.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $345.74 | $345.74 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $334.37 | $334.37 | Paid |
| VVO Village of Volente | 0.0864% | 0.0700% | 0.0723% | 0.0791% | 0.0778% | -0.0013% | $260.14 | $260.14 | Paid |
| Combined Rate | 2.0974% | 1.9602% | 1.7849% | 1.8197% | 1.8620% | +0.0423% | $6,225.84 | $6,225.84 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $774,000 | $860,000 | -10.0% |
| Assessed Value | $401,242 | $334,368 | +20.0% |
| Land Value | $774,000 | $860,000 | -10.0% |
| Improvement Value | — | — | — |
| Taxable Value | $401,242 | $334,368 | +20.0% |
| HS Cap Loss | -$372,758 | — | |
| Total Tax 2026 = estimate |
~$7,471
Estimated
|
~$6,226
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $774,000 | $774,000 | +0 (+0.0%) |
| Taxable Value | $401,242 | $401,242 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $774,000 | $774,000 | — | −$372,758 | $401,242 | $401,242 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $860,000 | $860,000 | — | −$525,632 | $334,368 | $334,368 | ~$6,226 | Partial |
| 2024 | $— | — | — | — | $860,000 | $— | $5,070 | Verified |
| 2023 | $— | — | — | — | $232,200 | $— | $4,145 | Verified |
| 2022 | $— | — | — | — | $232,200 | $— | $4,552 | Verified |
| 2021 | $232,200 | — | — | — | $232,200 | $— | $4,870 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.0% | +20.0% | 51.8% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 38.9% | Not available | Partial |
| 2024 | +270.4% ! | +20.0% | 32.4% | 0.5900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7800% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9600% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +270.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.0% | +130.2% | +41.8% | +270.4% | 2025 | -10.0% | 2026 |
| Assessment Ratio | 51.8% | 63.6% | — | 100.0% | 2021 | 38.9% | 2025 |
| Effective Tax Rate (2025) | 0.7200% | 0.7200% | — | 0.7200% | 2025 | 0.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,226 | $5,548 | ~$42,032 | $6,226 | 2025 | $4,870 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,193,047 | ~$1,193,047 | ~1.8031% | ~$21,512 | +38.7% |
| 2027 | ~$1,655,071 | ~$1,655,071 | ~1.7443% | ~$28,869 | +92.5% |
| 2028 | ~$2,296,020 | ~$2,296,020 | ~1.6854% | ~$38,697 | +167.0% |
| 2029 | ~$3,185,185 | ~$3,185,185 | ~1.6266% | ~$51,809 | +270.4% |
| 2030 | ~$4,418,692 | ~$4,418,692 | ~1.5677% | ~$69,272 | +413.8% |
| 2026 | ~$1,175,847 | ~$1,175,847 | ~1.8620% | ~$21,894 | +36.7% |
| 2027 | ~$1,607,693 | ~$1,607,693 | ~1.8620% | ~$29,935 | +86.9% |
| 2028 | ~$2,198,140 | ~$2,198,140 | ~1.8620% | ~$40,929 | +155.6% |
| 2029 | ~$3,005,438 | ~$3,005,438 | ~1.8620% | ~$55,960 | +249.5% |
| 2030 | ~$4,109,226 | ~$4,109,226 | ~1.8620% | ~$76,512 | +377.8% |
| 2026 | ~$1,210,247 | ~$1,210,247 | ~1.7737% | ~$21,466 | +40.7% |
| 2027 | ~$1,703,137 | ~$1,703,137 | ~1.6854% | ~$28,705 | +98.0% |
| 2028 | ~$2,396,763 | ~$2,396,763 | ~1.5971% | ~$38,279 | +178.7% |
| 2029 | ~$3,372,877 | ~$3,372,877 | ~1.5089% | ~$50,892 | +292.2% |
| 2030 | ~$4,746,528 | ~$4,746,528 | ~1.4206% | ~$67,428 | +451.9% |
In 2025, this property's market value of $860,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $860,000 | $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 | $232,200 | $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.