E REED PARKS RD TX 78645
| Owner | SWISS VILLAGE INC |
|---|---|
| Parcel ID | 0182600306 |
| Short ID | 725937 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 1,027,275 SF |
| Acres | 23.583 |
| Year Built | — |
| Legal | ABS 2669 SUR 54 JUNG R J & ABS 383 SUR 607 HEARTT CHAS S ACR 23.583 |
| Neighborhood | S02AC |
| Land | $342,340 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $342,340 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $342,340 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $342,340 |
| Value Limitation Adjustment (−) (homestead cap) | −$12,340 |
| Net Appraised (assessed) | $330,000 |
| Taxable Value | $330,000 |
|---|
Appreciation: Market value has risen +107.5% from $165,000 (2021) to $342,340 (2025), a CAGR of 20.0% 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 lagged the broader land/vacant 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 $5,645. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($330,000) is $12,340 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 ($342,340 land vs $0 improvements), about $0/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 $342,340, this parcel sits in the upper-middle (50th–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 +20.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $852,462 by 2030, with an estimated annual tax burden around $12,874. 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 94% 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% | $3,355.77 | $3,355.77 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,240.29 | $1,240.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $389.48 | $389.48 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $330.00 | $330.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $329.89 | $329.89 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $5,645.43 | $5,645.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $273,423 | $342,340 | -20.1% |
| Assessed Value | $273,423 | $330,000 | -17.1% |
| Land Value | $273,423 | $342,340 | -20.1% |
| Improvement Value | — | — | — |
| Taxable Value | $273,423 | $330,000 | -17.1% |
| Total Tax 2026 = estimate |
~$4,678
Estimated
|
~$5,645
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $273,423 | $273,423 | +0 (+0.0%) |
| Taxable Value | $273,423 | $273,423 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $273,423 | $273,423 | — | — | $273,423 | $273,423 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $342,340 | $342,340 | — | −$12,340 | $330,000 | $330,000 | ~$5,645 | Partial |
| 2024 | $— | — | — | — | $342,340 | $— | $4,566 | Verified |
| 2023 | $— | — | — | — | $264,516 | $— | $4,255 | Verified |
| 2022 | $— | — | — | — | $275,000 | $— | $4,895 | Verified |
| 2021 | $165,000 | — | — | — | $166,621 ! | $— | $3,118 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -20.1% | -17.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +4.0% | 96.4% | Not available | Partial |
| 2024 | +29.4% | +20.0% | 92.7% | 1.3300% | Verified |
| 2023 | -18.3% | -18.3% | ~100% | 1.6100% | Verified |
| 2022 | +94.3% ! | +94.3% | ~100% | 1.5100% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +105.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -20.1% | +43.7% | +26.1% | +107.5% | 2025 | -20.1% | 2026 |
| Assessment Ratio | 100.0% | 99.1% | — | 101.0% | 2021 | 96.4% | 2025 |
| Effective Tax Rate (2025) | 1.6500% | 1.6500% | — | 1.6500% | 2025 | 1.6500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,645 | $4,382 | ~$9,640 | $5,645 | 2025 | $3,118 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$410,867 | ~$410,867 | ~1.6706% | ~$6,864 | +20.0% |
| 2027 | ~$493,111 | ~$493,111 | ~1.6305% | ~$8,040 | +44.0% |
| 2028 | ~$591,818 | ~$591,818 | ~1.5904% | ~$9,412 | +72.9% |
| 2029 | ~$710,283 | ~$710,283 | ~1.5503% | ~$11,011 | +107.5% |
| 2030 | ~$852,462 | ~$852,462 | ~1.5102% | ~$12,874 | +149.0% |
| 2026 | ~$404,020 | ~$404,020 | ~1.7107% | ~$6,912 | +18.0% |
| 2027 | ~$476,813 | ~$476,813 | ~1.7107% | ~$8,157 | +39.3% |
| 2028 | ~$562,721 | ~$562,721 | ~1.7107% | ~$9,627 | +64.4% |
| 2029 | ~$664,108 | ~$664,108 | ~1.7107% | ~$11,361 | +94.0% |
| 2030 | ~$783,761 | ~$783,761 | ~1.7107% | ~$13,408 | +128.9% |
| 2026 | ~$417,714 | ~$417,714 | ~1.6506% | ~$6,895 | +22.0% |
| 2027 | ~$509,682 | ~$509,682 | ~1.5904% | ~$8,106 | +48.9% |
| 2028 | ~$621,900 | ~$621,900 | ~1.5302% | ~$9,517 | +81.7% |
| 2029 | ~$758,825 | ~$758,825 | ~1.4701% | ~$11,155 | +121.7% |
| 2030 | ~$925,897 | ~$925,897 | ~1.4099% | ~$13,054 | +170.5% |
In 2025, this property's market value of $342,340 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 4× 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 | $342,340 | $24,862 | $85,028 | $363,420 | ↑ Above 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 | $165,000 | $6,000 | $14,480 | $80,000 | ↑ 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.