2500 KAHALA SUNSET DR TX 78669
| Owner | SPICEWOOD GOLF LLC |
|---|---|
| Parcel ID | 0574050305 |
| Short ID | 534786 |
| Type | Real |
| Use Code | O Other / Unclassified |
| Valuation | Unknown |
| Improvement SF | — |
| Land SF | 10,497 SF |
| Acres | 0.241 |
| Year Built | — |
| Legal | LOT 18 LAKECLIFF ON LAKE TRAVIS SEC 11 |
| Neighborhood | Q6006 |
| Land | $30,198 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,198 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $24,158 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $24,158 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,118 |
| Net Appraised (assessed) | $23,040 |
| Taxable Value | $23,040 |
|---|
Appreciation: Market value has risen +64.5% from $14,688 (2021) to $24,158 (2025), a CAGR of 13.2% 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 $153. Travis County is the largest single contributor, at 56.6% of the total 2025 levy.
Assessment Gap: Assessed value ($23,040) is $1,118 below market value, suggesting potential for an upward assessment in future years.
Asset Class: O.
Value Composition: Land carries 125% of market value ($30,198 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 +13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $44,997 by 2030, with an estimated annual tax burden around $305. 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 481% 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% | $86.59 | $86.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $27.19 | $27.19 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $21.43 | $21.43 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $17.86 | $17.86 | Paid |
| Combined Rate | 0.6542% | 0.5699% | 0.5593% | 0.6104% | 0.6644% | +0.0540% | $153.07 | $153.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $140,350 | $24,158 | +481.0% |
| Assessed Value | $140,350 | $23,040 | +509.2% |
| Land Value | $175,438 | $30,198 | +481.0% |
| Improvement Value | — | — | — |
| Taxable Value | $140,350 | $23,040 | +509.2% |
| Total Tax 2026 = estimate |
~$932
Estimated
|
~$153
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $140,350 | $140,350 | +0 (+0.0%) |
| Taxable Value | $140,350 | $140,350 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $140,350 | $175,438 | — | — | $140,350 | $140,350 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $24,158 | $30,198 | — | −$1,118 | $23,040 | $23,040 | ~$153 | 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 | +481.0% ! | +509.2% | ~100% | Not available | Partial |
| 2025 | +25.8% | +20.0% | 95.4% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 0.6100% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 0.5600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 0.5700% | Verified |
| 2021 | base year | — | ~100% | 0.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +481.0% | +272.8% | -5.5% | +481.0% | 2026 | +64.5% | 2025 |
| Assessment Ratio | 100.0% | 108.7% | — | 130.7% | 2021 | 95.4% | 2025 |
| Effective Tax Rate (2025) | 0.6300% | 0.6300% | — | 0.6300% | 2025 | 0.6300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$153 | $139 | ~$240 | $153 | 2025 | $126 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$27,358 | ~$27,358 | ~0.6669% | ~$182 | +13.2% |
| 2027 | ~$30,982 | ~$30,982 | ~0.6695% | ~$207 | +28.2% |
| 2028 | ~$35,086 | ~$35,086 | ~0.6720% | ~$236 | +45.2% |
| 2029 | ~$39,734 | ~$39,734 | ~0.6746% | ~$268 | +64.5% |
| 2030 | ~$44,997 | ~$44,997 | ~0.6771% | ~$305 | +86.3% |
| 2026 | ~$26,875 | ~$26,875 | ~0.6644% | ~$179 | +11.2% |
| 2027 | ~$29,897 | ~$29,897 | ~0.6644% | ~$199 | +23.8% |
| 2028 | ~$33,260 | ~$33,260 | ~0.6644% | ~$221 | +37.7% |
| 2029 | ~$37,000 | ~$37,000 | ~0.6644% | ~$246 | +53.2% |
| 2030 | ~$41,162 | ~$41,162 | ~0.6644% | ~$273 | +70.4% |
| 2026 | ~$27,841 | ~$27,841 | ~0.6682% | ~$186 | +15.2% |
| 2027 | ~$32,086 | ~$32,086 | ~0.6720% | ~$216 | +32.8% |
| 2028 | ~$36,978 | ~$36,978 | ~0.6759% | ~$250 | +53.1% |
| 2029 | ~$42,616 | ~$42,616 | ~0.6797% | ~$290 | +76.4% |
| 2030 | ~$49,113 | ~$49,113 | ~0.6835% | ~$336 | +103.3% |
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.