W REED PARKS RD TX 78645
| Owner | KAROUKIN PAVEL & DARYA |
|---|---|
| Parcel ID | 0180580218 |
| Short ID | 770143 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 113,997 SF |
| Acres | 2.617 |
| Year Built | — |
| Legal | LOT 37B NORTHLAKE HILLS ESTATES TRACT 37 |
| Neighborhood | S06AC |
| Land | $836,418 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $836,418 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $836,418 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $836,418 |
| Value Limitation Adjustment (−) (homestead cap) | −$729,135 |
| Net Appraised (assessed) | $107,283 |
| Exemptions (−) (HS) | −$21,457 |
|---|---|
| Taxable Value | $85,826 |
Appreciation: Market value has risen +1079.3% from $70,926 (2021) to $836,418 (2025), a CAGR of 85.3% 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 outpaced the broader land/vacant market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.1088% in 2025 (+0.0560% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,810. Lago Vista ISD is the largest single contributor, at 40.2% of the total 2025 levy.
Assessment Gap: Assessed value ($107,283) is $729,135 below market value, suggesting potential for an upward assessment in future years.
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 ($836,418 land vs $0 improvements), about $7/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 $836,418, this parcel sits in the top quartile (≥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 +85.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $18,278,719 by 2030, with an estimated annual tax burden around $3,036. 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 684% 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% | $660.01 | $660.01 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $341.67 | $341.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $322.57 | $322.57 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $107.28 | $107.28 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $107.25 | $107.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $101.29 | $101.29 | Paid |
| Combined Rate | 2.3900% | 2.1989% | 1.9992% | 2.0528% | 2.1088% | +0.0560% | $1,640.07 | $1,640.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $259,874 | $836,418 | -68.9% |
| Assessed Value | $118,011 | $107,283 | +10.0% |
| Land Value | $259,874 | $836,418 | -68.9% |
| Improvement Value | — | — | — |
| Taxable Value | $94,409 | $85,826 | +10.0% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$141,863 | — | |
| Total Tax 2026 = estimate |
~$1,991
Estimated
|
~$1,640
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $259,874 | $259,874 | +0 (+0.0%) |
| Taxable Value | $94,409 | $94,409 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $259,874 | $259,874 | — | −$141,863 | $118,011 | $94,409 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $836,418 | $836,418 | — | −$729,135 | $107,283 | $85,826 | ~$1,640 | Partial |
| 2024 | $— | — | — | — | $300,000 | $— | $1,487 | Verified |
| 2023 | $— | — | — | — | $825,000 | $— | $728 | Verified |
| 2022 | $— | — | — | — | $94,052 | $— | $973 | Verified |
| 2021 | $70,926 | — | — | — | $73,276 ! | $— | $1,130 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -68.9% | +10.0% | 45.4% | Not available | Partial |
| 2025 | +178.8% ! | +10.0% | 12.8% | Not available | Partial |
| 2024 | -63.6% | +10.0% | 32.5% | 0.5000% | Verified |
| 2023 | +43.7% | -84.6% | 10.8% | 0.0900% | Verified |
| 2022 | +683.6% ! | +683.6% | ~100% | 0.1700% | Verified |
| 2021 | base year | — | ~100% | 1.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1041.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -68.9% | +505.2% | +167.5% | +1079.3% | 2025 | -68.9% | 2026 |
| Assessment Ratio | 45.4% | 53.8% | — | 103.3% | 2021 | 12.8% | 2025 |
| Effective Tax Rate (2025) | 0.2000% | 0.2000% | — | 0.2000% | 2025 | 0.2000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,640 | $1,385 | ~$2,716 | $1,640 | 2025 | $1,130 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,549,986 | ~$118,011 | ~2.0385% | ~$2,406 | +85.3% |
| 2027 | ~$2,872,317 | ~$129,812 | ~1.9683% | ~$2,555 | +243.4% |
| 2028 | ~$5,322,759 | ~$142,794 | ~1.8980% | ~$2,710 | +536.4% |
| 2029 | ~$9,863,732 | ~$157,073 | ~1.8277% | ~$2,871 | +1079.3% |
| 2030 | ~$18,278,719 | ~$172,780 | ~1.7574% | ~$3,036 | +2085.4% |
| 2026 | ~$1,533,258 | ~$118,011 | ~2.1088% | ~$2,489 | +83.3% |
| 2027 | ~$2,810,652 | ~$129,812 | ~2.1088% | ~$2,738 | +236.0% |
| 2028 | ~$5,152,273 | ~$142,794 | ~2.1088% | ~$3,011 | +516.0% |
| 2029 | ~$9,444,756 | ~$157,073 | ~2.1088% | ~$3,312 | +1029.2% |
| 2030 | ~$17,313,408 | ~$172,780 | ~2.1088% | ~$3,644 | +1969.9% |
| 2026 | ~$1,566,715 | ~$118,011 | ~2.0034% | ~$2,364 | +87.3% |
| 2027 | ~$2,934,651 | ~$129,812 | ~1.8980% | ~$2,464 | +250.9% |
| 2028 | ~$5,496,965 | ~$142,794 | ~1.7925% | ~$2,560 | +557.2% |
| 2029 | ~$10,296,496 | ~$157,073 | ~1.6871% | ~$2,650 | +1131.0% |
| 2030 | ~$19,286,614 | ~$172,780 | ~1.5817% | ~$2,733 | +2205.9% |
In 2025, this property's market value of $836,418 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 10× 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 | $836,418 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +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 | $70,926 | $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.