2416 KAHALA SUNSET DR TX 78669
| Owner | SPICEWOOD GOLF LLC |
|---|---|
| Parcel ID | 0574050306 |
| Short ID | 534787 |
| Type | Real |
| Use Code | O Other / Unclassified |
| Valuation | Unknown |
| Improvement SF | — |
| Land SF | 10,280 SF |
| Acres | 0.236 |
| Year Built | — |
| Legal | LOT 17 LAKECLIFF ON LAKE TRAVIS SEC 11 |
| Neighborhood | Q6006 |
| Land | $29,604 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $29,604 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $23,683 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $23,683 |
| Value Limitation Adjustment (−) (homestead cap) | −$643 |
| Net Appraised (assessed) | $23,040 |
| Taxable Value | $23,040 |
|---|
Appreciation: Market value has risen +61.2% from $14,688 (2021) to $23,683 (2025), a CAGR of 12.7% 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.
Asset Class: O.
Value Composition: Land carries 125% of market value ($29,604 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 +12.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $43,031 by 2030, with an estimated annual tax burden around $291. 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 491% 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 | $139,886 | $23,683 | +490.7% |
| Assessed Value | $139,886 | $23,040 | +507.1% |
| Land Value | $174,857 | $29,604 | +490.7% |
| Improvement Value | — | — | — |
| Taxable Value | $139,886 | $23,040 | +507.1% |
| Total Tax 2026 = estimate |
~$929
Estimated
|
~$153
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $139,886 | $139,886 | +0 (+0.0%) |
| Taxable Value | $139,886 | $139,886 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $139,886 | $174,857 | — | — | $139,886 | $139,886 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $23,683 | $29,604 | — | −$643 | $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 | +490.7% ! | +507.1% | ~100% | Not available | Partial |
| 2025 | +23.3% | +20.0% | 97.3% | 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): +23.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +490.7% | +275.9% | -6.0% | +490.7% | 2026 | +61.2% | 2025 |
| Assessment Ratio | 100.0% | 109.3% | — | 130.7% | 2021 | 97.3% | 2025 |
| Effective Tax Rate (2025) | 0.6500% | 0.6500% | — | 0.6500% | 2025 | 0.6500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$153 | $139 | ~$231 | $153 | 2025 | $126 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$26,687 | ~$26,687 | ~0.6669% | ~$178 | +12.7% |
| 2027 | ~$30,073 | ~$30,073 | ~0.6695% | ~$201 | +27.0% |
| 2028 | ~$33,888 | ~$33,888 | ~0.6720% | ~$228 | +43.1% |
| 2029 | ~$38,187 | ~$38,187 | ~0.6746% | ~$258 | +61.2% |
| 2030 | ~$43,031 | ~$43,031 | ~0.6771% | ~$291 | +81.7% |
| 2026 | ~$26,214 | ~$26,214 | ~0.6644% | ~$174 | +10.7% |
| 2027 | ~$29,015 | ~$29,015 | ~0.6644% | ~$193 | +22.5% |
| 2028 | ~$32,115 | ~$32,115 | ~0.6644% | ~$213 | +35.6% |
| 2029 | ~$35,547 | ~$35,547 | ~0.6644% | ~$236 | +50.1% |
| 2030 | ~$39,345 | ~$39,345 | ~0.6644% | ~$261 | +66.1% |
| 2026 | ~$27,161 | ~$27,161 | ~0.6682% | ~$181 | +14.7% |
| 2027 | ~$31,150 | ~$31,150 | ~0.6720% | ~$209 | +31.5% |
| 2028 | ~$35,724 | ~$35,724 | ~0.6759% | ~$241 | +50.8% |
| 2029 | ~$40,971 | ~$40,971 | ~0.6797% | ~$278 | +73.0% |
| 2030 | ~$46,987 | ~$46,987 | ~0.6835% | ~$321 | +98.4% |
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.