5911 LAGO VISTA WAY TX 78645
| Owner | GAMARE SANDEEP & KALYANI |
|---|---|
| Parcel ID | 0174801604 |
| Short ID | 178118 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 5,008 SF |
| Land SF | 25,923 SF |
| Acres | 0.595 |
| Year Built | 2018 |
| Legal | LOT 13M LAGO VISTA TRAVIS PLAZA |
| Neighborhood | S01MF |
| Land | $76,477 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $76,477 |
| Improvement | $719,279 |
|---|---|
| Total Improvement | $719,279 |
| Market | $795,756 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $795,756 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $795,756 |
| Taxable Value | $795,756 |
|---|
Appreciation: Market value has risen +27.1% from $625,900 (2021) to $795,756 (2025), a CAGR of 6.2% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has lagged the broader multi-family 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 $16,955. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 10% of market value ($76,477 land vs $719,279 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~8 yrs), and rent roll drive the underwriting.
Submarket Position: At $795,756, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +6.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,074,295 by 2030, with an estimated annual tax burden around $18,225. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 5,008 SF | ✗ |
| 2ND | 2nd Floor | 3,038 SF | ✓ |
| 1ST | 1st Floor | 1,970 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 990 SF | ✓ |
| 051 | CARPORT DET 1ST | 484 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 304 SF | ✗ |
| 512 | DECK UNCOVRED | 144 SF | ✗ |
| 581 | STORAGE ATT | 110 SF | ✓ |
| 252 | BEDROOMS | 12 SF | ✓ |
| 251 | BATHROOM | 8 SF | ✓ |
| 522 | FIREPLACE | 4 SF | ✓ |
| 250 | HALF BATHROOM | 4 SF | ✓ |
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% | $8,092.04 | $8,092.04 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $3,342.18 | $3,342.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,990.81 | $2,990.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $939.18 | $939.18 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $795.76 | $795.76 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $795.49 | $795.49 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $16,955.46 | $16,955.46 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $755,328 | $795,756 | -5.1% |
| Assessed Value | $755,328 | $795,756 | -5.1% |
| Land Value | $54,318 | $76,477 | -29.0% |
| Improvement Value | $701,010 | $719,279 | -2.5% |
| Taxable Value | $755,328 | $795,756 | -5.1% |
| Total Tax 2026 = estimate |
~$16,094
Estimated
|
~$16,955
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $884,534 | $755,328 | -129,206 (-14.6%) |
| Taxable Value | $884,534 | $755,328 | -129,206 (-14.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $755,328 | $54,318 | $701,010 | — | $755,328 | $755,328 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $795,756 | $76,477 | $719,279 | — | $795,756 | $795,756 | ~$16,955 | Partial |
| 2024 | $716,646 | — | — | −$639,146 | $77,500 | $— | $17,917 | Verified |
| 2023 | $884,790 | — | — | −$799,540 | $85,250 | $— | $14,495 | Verified |
| 2022 | $649,100 | — | — | −$563,850 | $85,250 | $— | $19,538 | Verified |
| 2021 | $625,900 | — | — | −$600,900 | $25,000 | $— | $16,086 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.2% | +11.2% | ~100% | Not available | Partial |
| 2025 | -17.0% | -7.5% | ~100% | Not available | Partial |
| 2024 | +33.8% | +20.0% | 89.7% | 1.8700% | Verified |
| 2023 | -19.0% | -19.0% | ~100% | 2.0200% | Verified |
| 2022 | +36.3% | +36.3% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.5700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.1% | +5.4% | +7.3% | +36.3% | 2023 | -19.0% | 2024 |
| Assessment Ratio | 100.0% | 39.6% | — | 100.0% | 2025 | 4.0% | 2021 |
| Effective Tax Rate (2025) | 2.1300% | 2.1300% | — | 2.1300% | 2025 | 2.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,955 | $16,998 | ~$17,783 | $19,538 | 2022 | $14,495 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$844,984 | ~$844,984 | ~2.0439% | ~$17,270 | +6.2% |
| 2027 | ~$897,258 | ~$897,258 | ~1.9570% | ~$17,559 | +12.8% |
| 2028 | ~$952,766 | ~$952,766 | ~1.8702% | ~$17,818 | +19.7% |
| 2029 | ~$1,011,707 | ~$1,011,707 | ~1.7833% | ~$18,042 | +27.1% |
| 2030 | ~$1,074,295 | ~$1,074,295 | ~1.6964% | ~$18,225 | +35.0% |
| 2026 | ~$829,069 | ~$829,069 | ~2.1307% | ~$17,665 | +4.2% |
| 2027 | ~$863,777 | ~$863,777 | ~2.1307% | ~$18,405 | +8.5% |
| 2028 | ~$899,938 | ~$899,938 | ~2.1307% | ~$19,175 | +13.1% |
| 2029 | ~$937,613 | ~$937,613 | ~2.1307% | ~$19,978 | +17.8% |
| 2030 | ~$976,864 | ~$976,864 | ~2.1307% | ~$20,814 | +22.8% |
| 2026 | ~$860,899 | ~$860,899 | ~2.0004% | ~$17,222 | +8.2% |
| 2027 | ~$931,376 | ~$931,376 | ~1.8702% | ~$17,418 | +17.0% |
| 2028 | ~$1,007,622 | ~$1,007,622 | ~1.7399% | ~$17,531 | +26.6% |
| 2029 | ~$1,090,109 | ~$1,090,109 | ~1.6096% | ~$17,546 | +37.0% |
| 2030 | ~$1,179,349 | ~$1,179,349 | ~1.4793% | ~$17,446 | +48.2% |
In 2025, this property's market value of $795,756 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +53% above the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $795,756 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $716,646 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $884,790 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $649,100 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $625,900 | $300,453 | $376,850 | $539,896 | ↑ 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.