LAKESIDE DR TX 78654
| Owner | ADAMS NORMAN E |
|---|---|
| Parcel ID | 0178920102 |
| Short ID | 179883 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | — |
| Acres | — |
| Year Built | — |
| Legal | ABS 47 SUR 1 BRANDON W M ACR .33 |
| Neighborhood | T9070WF |
| Land | $47,025 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $47,025 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $47,025 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $47,025 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $47,025 |
| Taxable Value | $47,025 |
|---|
Appreciation: Market value has risen +0.1% from $47,000 (2021) to $47,025 (2025), a CAGR of 0.0% over 4 years. Growth has been relatively flat for this asset class. 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 4 taxing entities is 0.6938% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $326. Travis County is the largest single contributor, at 54.2% 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 ($47,025 land vs $0 improvements). 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 $47,025, this parcel sits in the lower-middle (25th–50th 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 +0.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $47,056 by 2030, with an estimated annual tax burden around $341. 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $176.74 | $176.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $55.50 | $55.50 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $47.03 | $47.03 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $47.01 | $47.01 | Paid |
| Combined Rate | 0.6692% | 0.5953% | 0.5895% | 0.6434% | 0.6938% | +0.0504% | $326.28 | $326.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $47,025 | $47,025 | +0.0% |
| Assessed Value | $47,025 | $47,025 | +0.0% |
| Land Value | $47,025 | $47,025 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $47,025 | $47,025 | +0.0% |
| Total Tax 2026 = estimate |
~$326
Estimated
|
~$326
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $47,025 | $47,025 | +0 (+0.0%) |
| Taxable Value | $47,025 | $47,025 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $47,025 | $47,025 | — | — | $47,025 | $47,025 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $47,025 | $47,025 | — | — | $47,025 | $47,025 | ~$326 | Partial |
| 2024 | $— | — | — | — | $47,025 | $— | $303 | Verified |
| 2023 | $— | — | — | — | $47,025 | $— | $277 | Verified |
| 2022 | $— | — | — | — | $47,025 | $— | $280 | Verified |
| 2021 | $47,000 | — | — | — | $47,025 ! | $— | $315 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 0.6400% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.5900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 0.6000% | Verified |
| 2021 | base year | — | ~100% | 0.6700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +0.1% | +0.0% | +0.1% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.1% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 0.6900% | 0.6900% | — | 0.6900% | 2025 | 0.6900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$326 | $320 | ~$335 | $326 | 2025 | $315 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$47,031 | ~$47,031 | ~0.7000% | ~$329 | +0.0% |
| 2027 | ~$47,038 | ~$47,038 | ~0.7062% | ~$332 | +0.0% |
| 2028 | ~$47,044 | ~$47,044 | ~0.7123% | ~$335 | +0.0% |
| 2029 | ~$47,050 | ~$47,050 | ~0.7185% | ~$338 | +0.1% |
| 2030 | ~$47,056 | ~$47,056 | ~0.7247% | ~$341 | +0.1% |
| 2026 | ~$46,091 | ~$46,091 | ~0.6938% | ~$320 | -2.0% |
| 2027 | ~$45,175 | ~$45,175 | ~0.6938% | ~$313 | -3.9% |
| 2028 | ~$44,278 | ~$44,278 | ~0.6938% | ~$307 | -5.8% |
| 2029 | ~$43,398 | ~$43,398 | ~0.6938% | ~$301 | -7.7% |
| 2030 | ~$42,536 | ~$42,536 | ~0.6938% | ~$295 | -9.5% |
| 2026 | ~$47,972 | ~$47,972 | ~0.7031% | ~$337 | +2.0% |
| 2027 | ~$48,938 | ~$48,938 | ~0.7123% | ~$349 | +4.1% |
| 2028 | ~$49,923 | ~$49,923 | ~0.7216% | ~$360 | +6.2% |
| 2029 | ~$50,928 | ~$50,928 | ~0.7308% | ~$372 | +8.3% |
| 2030 | ~$51,953 | ~$51,953 | ~0.7401% | ~$384 | +10.5% |
In 2025, this property's market value of $47,025 places it in the 25th–50th percentile for Land/Vacant properties in Travis County (35611 comparable) — -45% below 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 | $47,025 | $24,862 | $85,028 | $363,420 | ↓ Below 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 | $47,000 | $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.