2600 KAHALA SUNSET DR TX 78669
| Owner | SPICEWOOD GOLF LLC |
|---|---|
| Parcel ID | 0574050302 |
| Short ID | 534783 |
| Type | Real |
| Use Code | O Other / Unclassified |
| Valuation | Unknown |
| Improvement SF | — |
| Land SF | 9,365 SF |
| Acres | 0.215 |
| Year Built | — |
| Legal | LOT 21 LAKECLIFF ON LAKE TRAVIS SEC 11 |
| Neighborhood | Q6006 |
| Land | $27,099 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $27,099 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $21,679 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $21,679 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $21,679 |
| Taxable Value | $21,679 |
|---|
Appreciation: Market value has risen +47.6% from $14,688 (2021) to $21,679 (2025), a CAGR of 10.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
Tax Burden: The combined rate across 4 taxing entities is 0.6644% in 2025 (+0.0540% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $144. Travis County is the largest single contributor, at 56.6% of the total 2025 levy.
Asset Class: O.
Value Composition: Land carries 125% of market value ($27,099 land vs $0 improvements), about $3/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.
Forward Outlook: Holding the +10.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $35,268 by 2030, with an estimated annual tax burden around $239. 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 536% in 2026, 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 |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $81.48 | $81.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $25.59 | $25.59 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $20.16 | $20.16 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $16.80 | $16.80 | Paid |
| Combined Rate | 0.6542% | 0.5699% | 0.5593% | 0.6104% | 0.6644% | +0.0540% | $144.03 | $144.03 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $137,925 | $21,679 | +536.2% |
| Assessed Value | $137,925 | $21,679 | +536.2% |
| Land Value | $172,406 | $27,099 | +536.2% |
| Improvement Value | — | — | — |
| Taxable Value | $137,925 | $21,679 | +536.2% |
| Total Tax 2026 = estimate |
~$916
Estimated
|
~$144
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $137,925 | $137,925 | +0 (+0.0%) |
| Taxable Value | $137,925 | $137,925 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $137,925 | $172,406 | — | — | $137,925 | $137,925 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $21,679 | $27,099 | — | — | $21,679 | $21,679 | ~$144 | Partial |
| 2024 | $— | — | — | — | $19,200 | $— | $117 | Verified |
| 2023 | $— | — | — | — | $19,200 | $— | $107 | Verified |
| 2022 | $— | — | — | — | $19,200 | $— | $109 | Verified |
| 2021 | $14,688 | — | — | — | $19,200 ! | $— | $126 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +536.2% ! | +536.2% | ~100% | Not available | Partial |
| 2025 | +12.9% | +12.9% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 0.6100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.5600% | Verified |
| 2022 | -20.0% | -20.0% | ~100% | 0.5700% | Verified |
| 2021 | base year | — | ~100% | 0.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -9.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +536.2% | +291.9% | -8.4% | +536.2% | 2026 | +47.6% | 2025 |
| Assessment Ratio | 100.0% | 110.2% | — | 130.7% | 2021 | 100.0% | 2025 |
| Effective Tax Rate (2025) | 0.6600% | 0.6600% | — | 0.6600% | 2025 | 0.6600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$144 | $135 | ~$197 | $144 | 2025 | $126 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$23,895 | ~$23,895 | ~0.6669% | ~$159 | +10.2% |
| 2027 | ~$26,338 | ~$26,338 | ~0.6695% | ~$176 | +21.5% |
| 2028 | ~$29,030 | ~$29,030 | ~0.6720% | ~$195 | +33.9% |
| 2029 | ~$31,997 | ~$31,997 | ~0.6746% | ~$216 | +47.6% |
| 2030 | ~$35,268 | ~$35,268 | ~0.6771% | ~$239 | +62.7% |
| 2026 | ~$23,461 | ~$23,461 | ~0.6644% | ~$156 | +8.2% |
| 2027 | ~$25,391 | ~$25,391 | ~0.6644% | ~$169 | +17.1% |
| 2028 | ~$27,478 | ~$27,478 | ~0.6644% | ~$183 | +26.7% |
| 2029 | ~$29,738 | ~$29,738 | ~0.6644% | ~$198 | +37.2% |
| 2030 | ~$32,183 | ~$32,183 | ~0.6644% | ~$214 | +48.5% |
| 2026 | ~$24,329 | ~$24,329 | ~0.6682% | ~$163 | +12.2% |
| 2027 | ~$27,302 | ~$27,302 | ~0.6720% | ~$183 | +25.9% |
| 2028 | ~$30,639 | ~$30,639 | ~0.6759% | ~$207 | +41.3% |
| 2029 | ~$34,384 | ~$34,384 | ~0.6797% | ~$234 | +58.6% |
| 2030 | ~$38,586 | ~$38,586 | ~0.6835% | ~$264 | +78.0% |
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.