W REED PARKS RD TX 78645
| Owner | NEU COMMUNITY LAKE TRAVIS LLC |
|---|---|
| Parcel ID | 0178600210 |
| Short ID | 543693 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 1,655,759 SF |
| Acres | 38.011 |
| Year Built | — |
| Legal | ABS 483 SUR 645 LEVITT L ACR 38.011 (1-d-1w) |
| Neighborhood | S02AC |
| Land | $5,975,669 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,975,669 |
| Improvement | $18,499 |
|---|---|
| Total Improvement | $18,499 |
| Market | $5,994,168 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $5,994,168 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $5,994,168 |
| Taxable Value | $5,994,168 |
|---|
| Total Due | $100,050.63 |
|---|---|
| First Delinquent | 2024 |
| Cause # | GN24007754 |
Appreciation: Market value has risen +394.1% from $1,213,108 (2022) to $5,994,168 (2025), a CAGR of 70.3% 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 $102,544. 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 100% of market value ($5,975,669 land vs $18,499 improvements), about $4/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 $5,994,168, this parcel sits in the top quartile (≥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 +70.3% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $85,923,373 by 2030, with an estimated annual tax burden around $145,788. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $100,050.63 in unpaid taxes since 2024. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 041 | GARAGE ATT 1ST F | 560 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +1,882 |
| Travis Central Health | 0.1080% | 0.1180% | +603 |
| Travis County ESD # 07 | 0.0910% | 0.1000% | +538 |
| Lago Vista ISD | 1.0169% | 1.0169% | +0 |
| Travis County ESD # 01 | 0.1000% | 0.1000% | +0 |
Market value changed by 307% 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% | $60,954.69 | $45,750.95 | $15,203.74 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $22,528.78 | $16,909.48 | $5,619.30 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,074.50 | $5,309.93 | $1,764.57 |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $5,994.17 | $4,499.06 | $1,495.11 |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $5,992.19 | $4,497.57 | $1,494.62 |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $102,544.33 | $76,966.99 | $25,577.34 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,994,361 | $5,994,168 | -50.0% |
| Assessed Value | $2,994,361 | $5,994,168 | -50.0% |
| Land Value | $2,975,862 | $5,975,669 | -50.2% |
| Improvement Value | $18,499 | $18,499 | +0.0% |
| Taxable Value | $2,994,361 | $5,994,168 | -50.0% |
| Total Tax 2026 = estimate |
~$51,226
Estimated
|
$102,544 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,994,361 | $2,994,361 | +0 (+0.0%) |
| Taxable Value | $2,994,361 | $2,994,361 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,994,361 | $2,975,862 | $18,499 | — | $2,994,361 | $2,994,361 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $5,994,168 | $5,975,669 | $18,499 | — | $5,994,168 | $5,994,168 | $102,544 | Verified |
| 2024 | $4,473,728 | — | — | — | $5,975,669 ! | $— | $99,522 | Verified |
| 2023 | $4,931,922 | — | — | −$476,693 | $4,455,229 | $— | $71,971 | Verified |
| 2022 | $1,213,108 | — | — | — | $4,913,423 ! | $— | $87,784 | Verified |
| 2021 | $— | — | — | — | — | $— | $412 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -50.0% | -50.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 1.7100% | Verified |
| 2024 | +34.0% | +34.0% | ~100% | 1.6600% | Verified |
| 2023 | -9.3% | -9.3% | ~100% | 1.6100% | Verified |
| 2022 | +306.6% ! | +22281.2% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | 1.8% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +394.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -50.0% | +70.3% | +104.5% | +306.6% | 2023 | -50.0% | 2026 |
| Assessment Ratio | 100.0% | 165.8% | — | 405.0% | 2022 | 90.3% | 2023 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
| Tax Amount | $102,544 | $90,455 | ~$127,428 | $102,544 | 2025 | $71,971 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,209,522 | ~$6,593,585 | ~1.6706% | ~$110,154 | +70.3% |
| 2027 | ~$17,389,291 | ~$7,252,943 | ~1.6305% | ~$118,260 | +190.1% |
| 2028 | ~$29,618,179 | ~$7,978,238 | ~1.5904% | ~$126,886 | +394.1% |
| 2029 | ~$50,446,941 | ~$8,776,061 | ~1.5503% | ~$136,054 | +741.6% |
| 2030 | ~$85,923,373 | ~$9,653,668 | ~1.5102% | ~$145,788 | +1333.4% |
| 2026 | ~$10,089,638 | ~$6,593,585 | ~1.7107% | ~$112,799 | +68.3% |
| 2027 | ~$16,983,308 | ~$7,252,943 | ~1.7107% | ~$124,079 | +183.3% |
| 2028 | ~$28,587,025 | ~$7,978,238 | ~1.7107% | ~$136,487 | +376.9% |
| 2029 | ~$48,118,895 | ~$8,776,061 | ~1.7107% | ~$150,135 | +702.8% |
| 2030 | ~$80,995,769 | ~$9,653,668 | ~1.7107% | ~$165,149 | +1251.2% |
| 2026 | ~$10,329,405 | ~$6,593,585 | ~1.6506% | ~$108,832 | +72.3% |
| 2027 | ~$17,800,069 | ~$7,252,943 | ~1.5904% | ~$115,351 | +197.0% |
| 2028 | ~$30,673,836 | ~$7,978,238 | ~1.5302% | ~$122,086 | +411.7% |
| 2029 | ~$52,858,457 | ~$8,776,061 | ~1.4701% | ~$129,014 | +781.8% |
| 2030 | ~$91,087,939 | ~$9,653,668 | ~1.4099% | ~$136,107 | +1419.6% |
In 2025, this property's market value of $5,994,168 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 10× 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 | $5,994,168 | $207,536 | $597,708 | $1,442,275 | ↑ Top 25% | +0.0% |
| 2024 | $4,473,728 | $217,016 | $597,296 | $1,446,593 | ↑ Top 25% | +23.7% |
| 2023 | $4,931,922 | $167,963 | $453,916 | $1,078,522 | ↑ Top 25% | +0.0% |
| 2022 | $1,213,108 | $180,794 | $446,888 | $1,009,883 | ↑ Top 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.