8116 CHESTNUT CV TX 78645
| Owner | GOLDTREE LAND INVESTMENTS LLC |
|---|---|
| Parcel ID | 0184761114 |
| Short ID | 182951 |
| Type | Real |
| Use Code | 92 Country Club |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 2,827,915 SF |
| Acres | 64.920 |
| Year Built | — |
| Legal | 64.96AC GOLF COURSE TRACT BAR-K RANCHES PLAT 10 |
| Neighborhood | 92FNW |
| Land | $2,032,042 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,032,042 |
| Improvement | $54,000 |
|---|---|
| Total Improvement | $54,000 |
| Market | $2,086,042 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,086,042 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,554,947 |
| Net Appraised (assessed) | $531,095 |
| Taxable Value | $531,095 |
|---|
| Total Due | $13,013.67 |
|---|---|
| First Delinquent | — |
Appreciation: Market value has risen +389.9% from $425,786 (2021) to $2,086,042 (2025), a CAGR of 48.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.1307% in 2025 (+0.0473% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,316. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($531,095) is $1,554,947 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 97% of market value ($2,032,042 land vs $54,000 improvements), about $1/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 $2,086,042, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 +48.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,205,042 by 2030, with an estimated annual tax burden around $14,510. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $13,013.67 in unpaid taxes . These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,750 SF | ✗ |
| 034 | GARAGE DET CLASS | 1,380 SF | ✓ |
| 611 | TERRACE | 528 SF | ✗ |
| 501 | CANOPY | 265 SF | ✗ |
| 511 | DECK | 45 SF | ✗ |
| 348 | GOLF COURSE | 9 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +167 |
| Travis Central Health | 0.1080% | 0.1180% | +53 |
| Travis County ESD # 07 | 0.0910% | 0.1000% | +48 |
| City of Lago Vista | 0.4231% | 0.4200% | -16 |
| Lago Vista ISD | 1.0169% | 1.0169% | +0 |
| Travis County ESD # 01 | 0.1000% | 0.1000% | +0 |
Market value changed by 371% in 2025, 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% | $5,400.71 | $— | $5,400.71 |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $2,230.60 | $— | $2,230.60 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,996.09 | $— | $1,996.09 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $626.81 | $— | $626.81 |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $531.10 | $— | $531.10 |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $530.92 | $— | $530.92 |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $11,316.23 | $0.00 | $11,316.23 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,060,779 | $2,086,042 | -49.1% |
| Assessed Value | $637,314 | $531,095 | +20.0% |
| Land Value | $1,006,779 | $2,032,042 | -50.5% |
| Improvement Value | $54,000 | $54,000 | +0.0% |
| Taxable Value | $637,314 | $531,095 | +20.0% |
| HS Cap Loss | -$423,465 | — | |
| Total Tax 2026 = estimate |
~$13,579
Estimated
|
$11,316 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,060,779 | $1,060,779 | +0 (+0.0%) |
| Taxable Value | $637,314 | $637,314 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,060,779 | $1,006,779 | $54,000 | −$423,465 | $637,314 | $637,314 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,086,042 | $2,032,042 | $54,000 | −$1,554,947 | $531,095 | $531,095 | $11,316 | Verified |
| 2024 | $442,579 | — | — | −$74,483 | $368,096 | $— | $9,221 | Verified |
| 2023 | $441,524 | — | — | −$73,428 | $368,096 | $— | $8,952 | Verified |
| 2022 | $425,802 | — | — | −$57,479 | $368,323 | $— | $9,750 | Verified |
| 2021 | $425,786 | — | — | −$57,463 | $368,323 | $— | $10,552 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -49.1% | +20.0% | 60.1% | Not available | Partial |
| 2025 | +371.3% ! | +20.0% | 25.5% | 0.5400% | Verified |
| 2024 | +0.0% | +0.0% | ~100% | 2.0800% | Verified |
| 2023 | +0.2% | +0.2% | ~100% | 2.0200% | Verified |
| 2022 | +3.7% | +3.7% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +389.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -49.1% | +65.2% | +77.5% | +371.3% | 2025 | -49.1% | 2026 |
| Assessment Ratio | 60.1% | 70.9% | — | 86.5% | 2021 | 25.5% | 2025 |
| Effective Tax Rate (2025) | 0.5400% | 0.5400% | — | 0.5400% | 2025 | 0.5400% | 2025 |
| Tax Amount | $11,316 | $9,958 | ~$13,222 | $11,316 | 2025 | $8,952 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,103,530 | ~$584,204 | ~2.0439% | ~$11,940 | +48.8% |
| 2027 | ~$4,617,308 | ~$642,625 | ~1.9570% | ~$12,576 | +121.3% |
| 2028 | ~$6,869,447 | ~$706,887 | ~1.8702% | ~$13,220 | +229.3% |
| 2029 | ~$10,220,090 | ~$777,576 | ~1.7833% | ~$13,866 | +389.9% |
| 2030 | ~$15,205,042 | ~$855,334 | ~1.6964% | ~$14,510 | +628.9% |
| 2026 | ~$3,061,809 | ~$584,204 | ~2.1307% | ~$12,448 | +46.8% |
| 2027 | ~$4,494,002 | ~$642,625 | ~2.1307% | ~$13,693 | +115.4% |
| 2028 | ~$6,596,116 | ~$706,887 | ~2.1307% | ~$15,062 | +216.2% |
| 2029 | ~$9,681,517 | ~$777,576 | ~2.1307% | ~$16,568 | +364.1% |
| 2030 | ~$14,210,144 | ~$855,334 | ~2.1307% | ~$18,225 | +581.2% |
| 2026 | ~$3,145,251 | ~$584,204 | ~2.0004% | ~$11,687 | +50.8% |
| 2027 | ~$4,742,284 | ~$642,625 | ~1.8702% | ~$12,018 | +127.3% |
| 2028 | ~$7,150,227 | ~$706,887 | ~1.7399% | ~$12,299 | +242.8% |
| 2029 | ~$10,780,827 | ~$777,576 | ~1.6096% | ~$12,516 | +416.8% |
| 2030 | ~$16,254,901 | ~$855,334 | ~1.4793% | ~$12,653 | +679.2% |
In 2025, this property's market value of $2,086,042 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +47% above the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $2,086,042 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $442,579 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $441,524 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $425,802 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $425,786 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.