18005 BREAKWATER DR TX 78645
| Owner | MCLAUGHLIN RUBY MICHELLE & |
|---|---|
| Parcel ID | 0172660132 |
| Short ID | 475806 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 63,480 SF |
| Acres | 1.457 |
| Year Built | — |
| Legal | LOT 21 NORTHSHORE ON LAKE TRAVIS PHS I AMENDED PLAT OF |
| Neighborhood | S02WF |
| Land | $793,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $793,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $793,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $793,600 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $793,600 |
| Taxable Value | $793,600 |
|---|
Appreciation: Market value has risen +206.4% from $259,000 (2021) to $793,600 (2025), a CAGR of 32.3% 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 2.1088% in 2025 (+0.0560% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,736. Lago Vista ISD is the largest single contributor, at 48.2% 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 ($793,600 land vs $0 improvements), about $13/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 $793,600, 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 +32.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,217,207 by 2030, with an estimated annual tax burden around $56,539. 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% | $8,070.12 | $8,070.12 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $3,159.32 | $3,159.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,982.71 | $2,982.71 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $936.63 | $936.63 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $793.60 | $793.60 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $793.34 | $793.34 | Paid |
| Combined Rate | 2.3900% | 2.1989% | 1.9992% | 2.0528% | 2.1088% | +0.0560% | $16,735.72 | $16,735.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $793,600 | $793,600 | +0.0% |
| Assessed Value | $793,600 | $793,600 | +0.0% |
| Land Value | $1,388,800 | $793,600 | +75.0% |
| Improvement Value | — | — | — |
| Taxable Value | $793,600 | $793,600 | +0.0% |
| Total Tax 2026 = estimate |
~$16,736
Estimated
|
~$16,736
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,388,800 | $793,600 | -595,200 (-42.9%) |
| Taxable Value | $1,388,800 | $793,600 | -595,200 (-42.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $793,600 | $1,388,800 | — | — | $793,600 | $793,600 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $793,600 | $793,600 | — | — | $793,600 | $793,600 | ~$16,736 | Partial |
| 2024 | $— | — | — | — | $784,000 | $— | $16,094 | Verified |
| 2023 | $— | — | — | — | $784,000 | $— | $15,674 | Verified |
| 2022 | $— | — | — | — | $784,000 | $— | $17,240 | Verified |
| 2021 | $259,000 | — | — | — | $450,800 ! | $— | $10,774 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +75.0% | +75.0% | ~100% | Not available | Partial |
| 2025 | +1.2% | +1.2% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.0500% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0000% | Verified |
| 2022 | +73.9% | +73.9% | ~100% | 2.2000% | Verified |
| 2021 | base year | — | ~100% | 4.1600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +76.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +103.2% | +32.3% | +206.4% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 124.7% | — | 174.1% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 2.1100% | 2.1100% | — | 2.1100% | 2025 | 2.1100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,736 | $13,755 | ~$36,922 | $16,736 | 2025 | $10,774 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,049,971 | ~$1,049,971 | ~2.0385% | ~$21,404 | +32.3% |
| 2027 | ~$1,389,161 | ~$1,389,161 | ~1.9683% | ~$27,342 | +75.0% |
| 2028 | ~$1,837,926 | ~$1,837,926 | ~1.8980% | ~$34,883 | +131.6% |
| 2029 | ~$2,431,664 | ~$2,431,664 | ~1.8277% | ~$44,443 | +206.4% |
| 2030 | ~$3,217,207 | ~$3,217,207 | ~1.7574% | ~$56,539 | +305.4% |
| 2026 | ~$1,034,099 | ~$1,034,099 | ~2.1088% | ~$21,807 | +30.3% |
| 2027 | ~$1,347,480 | ~$1,347,480 | ~2.1088% | ~$28,416 | +69.8% |
| 2028 | ~$1,755,830 | ~$1,755,830 | ~2.1088% | ~$37,028 | +121.2% |
| 2029 | ~$2,287,930 | ~$2,287,930 | ~2.1088% | ~$48,249 | +188.3% |
| 2030 | ~$2,981,282 | ~$2,981,282 | ~2.1088% | ~$62,870 | +275.7% |
| 2026 | ~$1,065,843 | ~$1,065,843 | ~2.0034% | ~$21,353 | +34.3% |
| 2027 | ~$1,431,477 | ~$1,431,477 | ~1.8980% | ~$27,169 | +80.4% |
| 2028 | ~$1,922,542 | ~$1,922,542 | ~1.7925% | ~$34,462 | +142.3% |
| 2029 | ~$2,582,066 | ~$2,582,066 | ~1.6871% | ~$43,563 | +225.4% |
| 2030 | ~$3,467,837 | ~$3,467,837 | ~1.5817% | ~$54,850 | +337.0% |
In 2025, this property's market value of $793,600 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× 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 | $793,600 | $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 | $259,000 | $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.