19421 F M RD 1431 TX 78645
| Owner | IGRV-LP LLC |
|---|---|
| Parcel ID | 0183670301 |
| Short ID | 182204 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 3,000 SF |
| Land SF | 336,597 SF |
| Acres | 7.727 |
| Year Built | 1986 |
| Legal | ABS 2537 SUR 98 CARLTON J F ACR 7.7272 |
| Neighborhood | 97RVP |
| Land | $673,194 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $673,194 |
| Improvement | $1,023,584 |
|---|---|
| Total Improvement | $1,023,584 |
| Market | $1,696,778 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,696,778 |
| Value Limitation Adjustment (−) (homestead cap) | −$233,143 |
| Net Appraised (assessed) | $1,463,635 |
| Taxable Value | $1,463,635 |
|---|
Appreciation: Market value has risen +149.3% from $680,642 (2021) to $1,696,778 (2025), a CAGR of 25.7% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family 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 $25,039. Lago Vista ISD is the largest single contributor, at 59.4% of the total 2025 levy.
Assessment Gap: Assessed value ($1,463,635) is $233,143 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 40% of market value ($673,194 land vs $1,023,584 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age (~40 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,696,778, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +25.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,315,056 by 2030, with an estimated annual tax burden around $35,598. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 84,000 SF | ✗ |
| 1ST | 1st Floor | 3,000 SF | ✓ |
| 501 | CANOPY | 1,446 SF | ✗ |
| 327 | STORAGE COMM'L | 424 SF | ✓ |
| 611 | TERRACE | 328 SF | ✗ |
| 571C | STORAGE DET COMM | 240 SF | ✓ |
| 511 | DECK | 112 SF | ✗ |
| 406 | MH PARK SPACES | 37 SF | ✗ |
| 521 | FIREPLACE | 2 SF | ✓ |
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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $14,883.70 | $14,883.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,501.00 | $5,501.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,727.43 | $1,727.43 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,463.64 | $1,463.64 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $1,463.15 | $1,463.15 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $25,038.92 | $25,038.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,686,666 | $1,696,778 | -0.6% |
| Assessed Value | $1,686,666 | $1,463,635 | +15.2% |
| Land Value | $673,194 | $673,194 | +0.0% |
| Improvement Value | $1,013,472 | $1,023,584 | -1.0% |
| Taxable Value | $1,686,666 | $1,463,635 | +15.2% |
| Total Tax 2026 = estimate |
~$28,854
Estimated
|
~$25,039
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,686,666 | $1,686,666 | +0 (+0.0%) |
| Taxable Value | $1,686,666 | $1,686,666 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,686,666 | $673,194 | $1,013,472 | — | $1,686,666 | $1,686,666 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,696,778 | $673,194 | $1,023,584 | −$233,143 | $1,463,635 | $1,463,635 | ~$25,039 | Partial |
| 2024 | $1,148,162 | — | — | −$474,968 | $673,194 | $— | $20,251 | Verified |
| 2023 | $913,844 | — | — | −$240,650 | $673,194 | $— | $18,471 | Verified |
| 2022 | $890,984 | — | — | −$744,167 | $146,817 | $— | $16,266 | Verified |
| 2021 | $680,642 | — | — | −$533,825 | $146,817 | $— | $16,672 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.6% | +15.2% | ~100% | Not available | Partial |
| 2025 | +39.1% | +20.0% | 86.3% | Not available | Partial |
| 2024 | +6.2% | +6.2% | ~100% | 1.6600% | Verified |
| 2023 | +25.6% | +25.6% | ~100% | 1.6100% | Verified |
| 2022 | +2.6% | +2.6% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 2.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +90.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.6% | +21.3% | +25.8% | +47.8% | 2025 | -0.6% | 2026 |
| Assessment Ratio | 100.0% | 59.4% | — | 100.0% | 2026 | 16.5% | 2022 |
| Effective Tax Rate (2025) | 1.4800% | 1.4800% | — | 1.4800% | 2025 | 1.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$25,039 | $19,340 | ~$31,115 | $25,039 | 2025 | $16,266 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,132,071 | ~$1,609,999 | ~1.6706% | ~$26,897 | +25.7% |
| 2027 | ~$2,679,034 | ~$1,770,998 | ~1.6305% | ~$28,876 | +57.9% |
| 2028 | ~$3,366,315 | ~$1,948,098 | ~1.5904% | ~$30,983 | +98.4% |
| 2029 | ~$4,229,912 | ~$2,142,908 | ~1.5503% | ~$33,221 | +149.3% |
| 2030 | ~$5,315,056 | ~$2,357,199 | ~1.5102% | ~$35,598 | +213.2% |
| 2026 | ~$2,098,135 | ~$1,609,999 | ~1.7107% | ~$27,543 | +23.7% |
| 2027 | ~$2,594,430 | ~$1,770,998 | ~1.7107% | ~$30,297 | +52.9% |
| 2028 | ~$3,208,118 | ~$1,948,098 | ~1.7107% | ~$33,327 | +89.1% |
| 2029 | ~$3,966,968 | ~$2,142,908 | ~1.7107% | ~$36,659 | +133.8% |
| 2030 | ~$4,905,318 | ~$2,357,199 | ~1.7107% | ~$40,325 | +189.1% |
| 2026 | ~$2,166,006 | ~$1,609,999 | ~1.6506% | ~$26,574 | +27.7% |
| 2027 | ~$2,764,995 | ~$1,770,998 | ~1.5904% | ~$28,166 | +63.0% |
| 2028 | ~$3,529,629 | ~$1,948,098 | ~1.5302% | ~$29,810 | +108.0% |
| 2029 | ~$4,505,715 | ~$2,142,908 | ~1.4701% | ~$31,502 | +165.5% |
| 2030 | ~$5,751,729 | ~$2,357,199 | ~1.4099% | ~$33,234 | +239.0% |
In 2025, this property's market value of $1,696,778 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 3× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $1,696,778 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,148,162 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $913,844 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $890,984 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $680,642 | $300,453 | $376,850 | $539,896 | ↑ 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.