W REED PARKS RD TX 78645
| Owner | NEU COMMUNITY LAKE TRAVIS LLC |
|---|---|
| Parcel ID | 0178600209 |
| Short ID | 543692 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 585,882 SF |
| Acres | 13.450 |
| Year Built | — |
| Legal | ABS 483 SUR 645 LEVITT L ACR 13.450 (1-d-1w) |
| Neighborhood | S05AC |
| Land | $1,057,230 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,057,230 |
| Improvement | $6,163 |
|---|---|
| Total Improvement | $6,163 |
| Market | $1,063,393 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,063,393 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,063,393 |
| Taxable Value | $1,063,393 |
|---|
| Total Due | $14,496.72 |
|---|---|
| First Delinquent | 2024 |
| Cause # | GN25007754 |
Appreciation: Market value has risen +528.9% from $169,080 (2022) to $1,063,393 (2025), a CAGR of 84.6% over 3 years. This is strong appreciation — well above typical inflation. 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 Agricultural parcel countywide rose +33.7%, so this parcel has outpaced the broader agricultural 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 $18,192. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 99% of market value ($1,057,230 land vs $6,163 improvements), about $2/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 $1,063,393, this parcel sits in the upper-middle (50th–75th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, n=7,602). Agricultural here is the broad TCAD category — every agricultural 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 +84.6% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $22,787,485 by 2030, with an estimated annual tax burden around $25,863. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $14,496.72 in unpaid taxes since 2024. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
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| Code | Description | SF | In Gross |
|---|---|---|---|
| 571 | STORAGE DET | 200 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +334 |
| Travis Central Health | 0.1080% | 0.1180% | +107 |
| Travis County ESD # 07 | 0.0910% | 0.1000% | +95 |
| Lago Vista ISD | 1.0169% | 1.0169% | +0 |
| Travis County ESD # 01 | 0.1000% | 0.1000% | +0 |
Market value changed by 421% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $10,813.64 | $8,145.17 | $2,668.47 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,996.71 | $3,010.43 | $986.28 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,255.05 | $945.34 | $309.71 |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,063.39 | $800.97 | $262.42 |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $1,063.04 | $800.71 | $262.33 |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $18,191.83 | $13,702.62 | $4,489.21 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $531,448 | $1,063,393 | -50.0% |
| Assessed Value | $531,448 | $1,063,393 | -50.0% |
| Land Value | $526,497 | $1,057,230 | -50.2% |
| Improvement Value | $4,951 | $6,163 | -19.7% |
| Taxable Value | $531,448 | $1,063,393 | -50.0% |
| Total Tax 2026 = estimate |
~$9,092
Estimated
|
$18,192 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $531,448 | $531,448 | +0 (+0.0%) |
| Taxable Value | $531,448 | $531,448 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $531,448 | $526,497 | $4,951 | — | $531,448 | $531,448 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,063,393 | $1,057,230 | $6,163 | — | $1,063,393 | $1,063,393 | $18,192 | Verified |
| 2024 | $802,001 | — | — | — | $1,057,230 ! | $— | $15,979 | Verified |
| 2023 | $881,614 | — | — | −$93,384 | $788,230 | $— | $12,902 | Verified |
| 2022 | $169,080 | — | — | — | $869,295 ! | $— | $15,692 | Verified |
| 2021 | $— | — | — | — | — | $— | $165 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -50.0% | -50.0% | ~100% | Not available | Partial |
| 2025 | -0.1% | +10.5% | ~100% | 1.7100% | Verified |
| 2024 | +32.7% | +20.0% | 90.4% | 1.5000% | Verified |
| 2023 | -9.0% | -9.0% | ~100% | 1.6100% | Verified |
| 2022 | +421.4% ! | +9877.5% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | 5.2% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +528.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -50.0% | +98.8% | +121.5% | +421.4% | 2023 | -50.0% | 2026 |
| Assessment Ratio | 100.0% | 187.1% | — | 514.1% | 2022 | 89.4% | 2023 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
| Tax Amount | $18,192 | $15,691 | ~$22,606 | $18,192 | 2025 | $12,902 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,962,883 | ~$1,169,732 | ~1.6706% | ~$19,542 | +84.6% |
| 2027 | ~$3,623,221 | ~$1,286,706 | ~1.6305% | ~$20,980 | +240.7% |
| 2028 | ~$6,687,986 | ~$1,415,376 | ~1.5904% | ~$22,510 | +528.9% |
| 2029 | ~$12,345,136 | ~$1,556,914 | ~1.5503% | ~$24,137 | +1060.9% |
| 2030 | ~$22,787,485 | ~$1,712,605 | ~1.5102% | ~$25,863 | +2042.9% |
| 2026 | ~$1,941,615 | ~$1,169,732 | ~1.7107% | ~$20,011 | +82.6% |
| 2027 | ~$3,545,131 | ~$1,286,706 | ~1.7107% | ~$22,012 | +233.4% |
| 2028 | ~$6,472,940 | ~$1,415,376 | ~1.7107% | ~$24,213 | +508.7% |
| 2029 | ~$11,818,730 | ~$1,556,914 | ~1.7107% | ~$26,635 | +1011.4% |
| 2030 | ~$21,579,435 | ~$1,712,605 | ~1.7107% | ~$29,298 | +1929.3% |
| 2026 | ~$1,984,150 | ~$1,169,732 | ~1.6506% | ~$19,307 | +86.6% |
| 2027 | ~$3,702,162 | ~$1,286,706 | ~1.5904% | ~$20,464 | +248.1% |
| 2028 | ~$6,907,743 | ~$1,415,376 | ~1.5302% | ~$21,659 | +549.6% |
| 2029 | ~$12,888,933 | ~$1,556,914 | ~1.4701% | ~$22,888 | +1112.1% |
| 2030 | ~$24,049,042 | ~$1,712,605 | ~1.4099% | ~$24,146 | +2161.5% |
In 2025, this property's market value of $1,063,393 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +78% above the county median of $597,708. Agricultural here is the broad TCAD category — every agricultural 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 | $1,063,393 | $207,536 | $597,708 | $1,442,275 | ↑ Above median | +0.0% |
| 2024 | $802,001 | $217,016 | $597,296 | $1,446,593 | ↑ Above median | +23.7% |
| 2023 | $881,614 | $167,963 | $453,916 | $1,078,522 | ↑ Above median | +0.0% |
| 2022 | $169,080 | $180,794 | $446,888 | $1,009,883 | ↓ Bottom 25% | +46.1% |
| 2021 | — | $33,611 | $103,166 | $247,000 | — | 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.