25609 KAHALA SUNSET CT TX 78669
| Owner | LAKECLIFF HOLDINGS LLC |
|---|---|
| Parcel ID | 0574070440 |
| Short ID | 534823 |
| Type | Real |
| Use Code | 92 Country Club |
| Valuation | Income |
| Improvement SF | 1,938 SF |
| Land SF | 116,260 SF |
| Acres | 2.669 |
| Year Built | 2002 |
| Legal | LOTS 2-4 LAKECLIFF ON LAKE TRAVIS SEC 12 |
| Neighborhood | 92TEN |
| Land | $334,829 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $334,829 |
| Improvement | $509,743 |
|---|---|
| Total Improvement | $509,743 |
| Market | $844,572 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $844,572 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $844,572 |
| Taxable Value | $844,572 |
|---|
Appreciation: Market value has risen +65.6% from $509,984 (2021) to $844,572 (2025), a CAGR of 13.4% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 4 taxing entities is 0.6644% in 2025 (+0.0540% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,611. Travis County is the largest single contributor, at 56.6% of the total 2025 levy.
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 40% of market value ($334,829 land vs $509,743 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $844,572, this parcel sits in the lower-middle (25th–50th 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 +13.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,586,671 by 2030, with an estimated annual tax burden around $9,210. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 412 | TENNIS COURT | 50,800 SF | ✗ |
| 611 | TERRACE | 9,626 SF | ✗ |
| 541 | FENCE COMM LF | 1,910 SF | ✗ |
| 601 | POOL COMM'L | 1,572 SF | ✗ |
| 1ST | 1st Floor | 1,328 SF | ✓ |
| 501 | CANOPY | 1,040 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 674 SF | ✗ |
| 2ND | 2nd Floor | 610 SF | ✓ |
| 327 | STORAGE COMM'L | 144 SF | ✓ |
| 435 | FENCE IRON LF | 93 SF | ✗ |
| 482 | LIGHT POLES | 44 SF | ✓ |
| 437 | FENCE MASON LF | 35 SF | ✗ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $3,174.28 | $3,174.28 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $996.79 | $996.79 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $785.58 | $785.58 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $654.54 | $654.54 | Paid |
| Combined Rate | 0.6542% | 0.5699% | 0.5593% | 0.6104% | 0.6644% | +0.0540% | $5,611.19 | $5,611.19 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $836,132 | $844,572 | -1.0% |
| Assessed Value | $836,132 | $844,572 | -1.0% |
| Land Value | $334,829 | $334,829 | +0.0% |
| Improvement Value | $501,303 | $509,743 | -1.7% |
| Taxable Value | $836,132 | $844,572 | -1.0% |
| Total Tax 2026 = estimate |
~$5,555
Estimated
|
~$5,611
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $836,132 | $836,132 | +0 (+0.0%) |
| Taxable Value | $836,132 | $836,132 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $836,132 | $334,829 | $501,303 | — | $836,132 | $836,132 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $844,572 | $334,829 | $509,743 | — | $844,572 | $844,572 | ~$5,611 | Partial |
| 2024 | $694,000 | — | — | — | — | $— | $4,372 | Verified |
| 2023 | $694,256 | — | — | — | — | $— | $3,882 | Verified |
| 2022 | $499,663 | — | — | — | — | $— | $3,957 | Verified |
| 2021 | $509,984 | — | — | −$310,017 | $199,967 | $— | $3,269 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.0% | -1.0% | ~100% | Not available | Partial |
| 2025 | +17.9% | +17.9% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 0.6100% | Verified |
| 2023 | +4.4% | +4.4% | ~100% | 0.5400% | Verified |
| 2022 | +38.9% | +38.9% | ~100% | 0.5700% | Verified |
| 2021 | base year | — | ~100% | 0.6400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +69.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.0% | +11.5% | +13.7% | +38.9% | 2023 | -2.0% | 2022 |
| Assessment Ratio | 100.0% | 79.7% | — | 100.0% | 2025 | 39.2% | 2021 |
| 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 |
$5,611 | $4,218 | ~$7,629 | $5,611 | 2025 | $3,269 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$958,091 | ~$929,029 | ~0.6669% | ~$6,196 | +13.4% |
| 2027 | ~$1,086,868 | ~$1,021,932 | ~0.6695% | ~$6,842 | +28.7% |
| 2028 | ~$1,232,954 | ~$1,124,125 | ~0.6720% | ~$7,555 | +46.0% |
| 2029 | ~$1,398,675 | ~$1,236,538 | ~0.6746% | ~$8,342 | +65.6% |
| 2030 | ~$1,586,671 | ~$1,360,192 | ~0.6771% | ~$9,210 | +87.9% |
| 2026 | ~$941,199 | ~$929,029 | ~0.6644% | ~$6,172 | +11.4% |
| 2027 | ~$1,048,882 | ~$1,021,932 | ~0.6644% | ~$6,790 | +24.2% |
| 2028 | ~$1,168,885 | ~$1,124,125 | ~0.6644% | ~$7,468 | +38.4% |
| 2029 | ~$1,302,617 | ~$1,236,538 | ~0.6644% | ~$8,215 | +54.2% |
| 2030 | ~$1,451,649 | ~$1,360,192 | ~0.6644% | ~$9,037 | +71.9% |
| 2026 | ~$974,982 | ~$929,029 | ~0.6682% | ~$6,208 | +15.4% |
| 2027 | ~$1,125,529 | ~$1,021,932 | ~0.6720% | ~$6,868 | +33.3% |
| 2028 | ~$1,299,322 | ~$1,124,125 | ~0.6759% | ~$7,598 | +53.8% |
| 2029 | ~$1,499,951 | ~$1,236,538 | ~0.6797% | ~$8,405 | +77.6% |
| 2030 | ~$1,731,558 | ~$1,360,192 | ~0.6835% | ~$9,297 | +105.0% |
In 2025, this property's market value of $844,572 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -40% below 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 | $844,572 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $694,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $694,256 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $499,663 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $509,984 | $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.