19506 BLANCO DR TX 78645
| Owner | AAFA LIVING TRUST |
|---|---|
| Parcel ID | 0172730229 |
| Short ID | 566193 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 220,847 SF |
| Acres | 5.070 |
| Year Built | — |
| Legal | LOT 68 LAGO RANCHOS SEC 1 |
| Neighborhood | S0016 |
| Land | $119,967 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $119,967 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $119,967 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $119,967 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $119,967 |
| Taxable Value | $119,967 |
|---|
Appreciation: Market value has risen +455.4% from $21,600 (2021) to $119,967 (2025), a CAGR of 53.5% 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 5 taxing entities is 1.7107% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,052. Lago Vista ISD is the largest single contributor, at 59.4% 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 ($119,967 land vs $0 improvements), about $1/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 $119,967, 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 +53.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,022,873 by 2030, with an estimated annual tax burden around $15,447. 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 537% 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% | $1,219.94 | $1,219.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $450.89 | $450.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $141.59 | $141.59 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $119.97 | $119.97 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $119.93 | $119.93 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $2,052.32 | $2,052.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $100,000 | $119,967 | -16.6% |
| Assessed Value | $100,000 | $119,967 | -16.6% |
| Land Value | $100,000 | $119,967 | -16.6% |
| Improvement Value | — | — | — |
| Taxable Value | $100,000 | $119,967 | -16.6% |
| Total Tax 2026 = estimate |
~$1,711
Estimated
|
~$2,052
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $100,000 | $100,000 | +0 (+0.0%) |
| Taxable Value | $100,000 | $100,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $100,000 | $100,000 | — | — | $100,000 | $100,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $119,967 | $119,967 | — | — | $119,967 | $119,967 | ~$2,052 | Partial |
| 2024 | $— | — | — | — | $125,000 | $— | $2,075 | Verified |
| 2023 | $— | — | — | — | $137,500 | $— | $2,212 | Verified |
| 2022 | $— | — | — | — | $137,500 | $— | $2,447 | Verified |
| 2021 | $21,600 | — | — | — | $21,600 | $— | $404 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -16.6% | -16.6% | ~100% | Not available | Partial |
| 2025 | -4.0% | -4.0% | ~100% | Not available | Partial |
| 2024 | -9.1% | -9.1% | ~100% | 1.6600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6100% | Verified |
| 2022 | +536.6% ! | +536.6% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +455.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -16.6% | +219.4% | +59.6% | +455.4% | 2025 | -16.6% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,052 | $1,228 | ~$8,073 | $2,052 | 2025 | $404 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$184,168 | ~$184,168 | ~1.6706% | ~$3,077 | +53.5% |
| 2027 | ~$282,726 | ~$282,726 | ~1.6305% | ~$4,610 | +135.7% |
| 2028 | ~$434,028 | ~$434,028 | ~1.5904% | ~$6,903 | +261.8% |
| 2029 | ~$666,300 | ~$666,300 | ~1.5503% | ~$10,330 | +455.4% |
| 2030 | ~$1,022,873 | ~$1,022,873 | ~1.5102% | ~$15,447 | +752.6% |
| 2026 | ~$181,769 | ~$181,769 | ~1.7107% | ~$3,110 | +51.5% |
| 2027 | ~$275,407 | ~$275,407 | ~1.7107% | ~$4,711 | +129.6% |
| 2028 | ~$417,285 | ~$417,285 | ~1.7107% | ~$7,139 | +247.8% |
| 2029 | ~$632,250 | ~$632,250 | ~1.7107% | ~$10,816 | +427.0% |
| 2030 | ~$957,957 | ~$957,957 | ~1.7107% | ~$16,388 | +698.5% |
| 2026 | ~$186,567 | ~$186,567 | ~1.6506% | ~$3,079 | +55.5% |
| 2027 | ~$290,141 | ~$290,141 | ~1.5904% | ~$4,614 | +141.9% |
| 2028 | ~$451,214 | ~$451,214 | ~1.5302% | ~$6,905 | +276.1% |
| 2029 | ~$701,707 | ~$701,707 | ~1.4701% | ~$10,316 | +484.9% |
| 2030 | ~$1,091,262 | ~$1,091,262 | ~1.4099% | ~$15,386 | +809.6% |
In 2025, this property's market value of $119,967 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +41% 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 | $119,967 | $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 | $21,600 | $6,000 | $14,480 | $80,000 | ↑ Above 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.