WHITNEY DR TX 78669
| Owner | VILLAS AT OLD FERRY DEVELOPMENT LLC |
|---|---|
| Parcel ID | 0564090401 |
| Short ID | 357230 |
| Type | Real |
| Use Code | 02 Duplex |
| Valuation | Cost |
| Improvement SF | 3,810 SF |
| Land SF | 10,296 SF |
| Acres | 0.236 |
| Year Built | 2022 |
| Legal | LOT 149 OLD FERRY SUBD SEC 3 |
| Neighborhood | Q3003 |
| Land | $23,165 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $23,165 |
| Improvement | $1,141,708 |
|---|---|
| Total Improvement | $1,141,708 |
| Market | $1,164,873 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,164,873 |
| Value Limitation Adjustment (−) (homestead cap) | −$220,921 |
| Net Appraised (assessed) | $943,952 |
| Taxable Value | $943,952 |
|---|
Appreciation: Market value has risen +5194.9% from $22,000 (2021) to $1,164,873 (2025), a CAGR of 169.8% 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 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 5 taxing entities is 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,086. Lake Travis ISD is the largest single contributor, at 61.0% of the total 2025 levy.
Assessment Gap: Assessed value ($943,952) is $220,921 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 2% of market value ($23,165 land vs $1,141,708 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,164,873, 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 +169.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $166,378,978 by 2030, with an estimated annual tax burden around $22,482. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,810 SF | ✗ |
| 2ND | 2nd Floor | 2,184 SF | ✓ |
| 1ST | 1st Floor | 1,626 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 756 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 208 SF | ✗ |
| 252 | BEDROOMS | 6 SF | ✓ |
| 251 | BATHROOM | 4 SF | ✓ |
| 250 | HALF BATHROOM | 2 SF | ✓ |
Market value changed by 992% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $9,814.27 | $9,814.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,547.80 | $3,547.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,114.08 | $1,114.08 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $878.02 | $878.02 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $731.56 | $731.56 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $16,085.73 | $16,085.73 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,042,328 | $1,164,873 | -10.5% |
| Assessed Value | $1,042,328 | $943,952 | +10.4% |
| Land Value | $23,165 | $23,165 | +0.0% |
| Improvement Value | $1,019,163 | $1,141,708 | -10.7% |
| Taxable Value | $1,042,328 | $943,952 | +10.4% |
| Total Tax 2026 = estimate |
~$17,762
Estimated
|
~$16,086
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,164,873 | $1,042,328 | -122,545 (-10.5%) |
| Taxable Value | $1,132,742 | $1,042,328 | -90,414 (-8.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,042,328 | $23,165 | $1,019,163 | — | $1,042,328 | $1,042,328 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,164,873 | $23,165 | $1,141,708 | −$220,921 | $943,952 | $943,952 | ~$16,086 | Partial |
| 2024 | $240,311 | — | — | −$218,311 | $22,000 | $— | $13,184 | Verified |
| 2023 | $— | — | — | — | $22,000 | $— | $3,925 | Verified |
| 2022 | $— | — | — | — | $22,000 | $— | $392 | Verified |
| 2021 | $22,000 | — | — | — | $22,000 | $— | $415 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 97.2% | Not available | Partial |
| 2025 | +38.9% | +20.0% | 81.0% | Not available | Partial |
| 2024 | +249.1% ! | +227.3% | 93.8% | 1.5700% | Verified |
| 2023 | +992.3% ! | +992.3% | ~100% | 1.6300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5194.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.5% | +455.5% | +176.1% | +992.3% | 2024 | -10.5% | 2026 |
| Assessment Ratio | 100.0% | 72.5% | — | 100.0% | 2021 | 9.2% | 2024 |
| Effective Tax Rate (2025) | 1.3800% | 1.3800% | — | 1.3800% | 2025 | 1.3800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,086 | $9,895 | ~$19,783 | $16,086 | 2025 | $415 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,142,263 | ~$1,038,347 | ~1.6590% | ~$17,227 | +169.8% |
| 2027 | ~$8,476,304 | ~$1,142,182 | ~1.6140% | ~$18,435 | +627.7% |
| 2028 | ~$22,864,963 | ~$1,256,400 | ~1.5689% | ~$19,712 | +1862.9% |
| 2029 | ~$61,678,596 | ~$1,382,040 | ~1.5239% | ~$21,061 | +5194.9% |
| 2030 | ~$166,378,978 | ~$1,520,244 | ~1.4788% | ~$22,482 | +14183.0% |
| 2026 | ~$3,118,966 | ~$1,038,347 | ~1.7041% | ~$17,694 | +167.8% |
| 2027 | ~$8,351,080 | ~$1,142,182 | ~1.7041% | ~$19,464 | +616.9% |
| 2028 | ~$22,360,146 | ~$1,256,400 | ~1.7041% | ~$21,410 | +1819.5% |
| 2029 | ~$59,869,641 | ~$1,382,040 | ~1.7041% | ~$23,551 | +5039.6% |
| 2030 | ~$160,301,903 | ~$1,520,244 | ~1.7041% | ~$25,906 | +13661.3% |
| 2026 | ~$3,165,561 | ~$1,038,347 | ~1.6365% | ~$16,993 | +171.8% |
| 2027 | ~$8,602,461 | ~$1,142,182 | ~1.5689% | ~$17,920 | +638.5% |
| 2028 | ~$23,377,321 | ~$1,256,400 | ~1.5014% | ~$18,863 | +1906.9% |
| 2029 | ~$63,528,237 | ~$1,382,040 | ~1.4338% | ~$19,816 | +5353.7% |
| 2030 | ~$172,638,978 | ~$1,520,244 | ~1.3662% | ~$20,770 | +14720.4% |
In 2025, this property's market value of $1,164,873 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 14× 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 | $1,164,873 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $240,311 | $23,000 | $66,000 | $330,000 | ↑ Above median | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $22,000 | $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.