25828 CLIFF CV TX 78669
| Owner | DACUS TAYLOR W 2012 DECENDANTS |
|---|---|
| Parcel ID | 0574090140 |
| Short ID | 382828 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 142,559 SF |
| Acres | 3.273 |
| Year Built | — |
| Legal | LOT 10 BLK A LAKECLIFF ON LAKE TRAVIS SEC 1 REPLAT OF LTS 7,9,10,19-21 |
| Neighborhood | Q09WF |
| Land | $907,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $907,200 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $907,200 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $907,200 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $907,200 |
| Taxable Value | $907,200 |
|---|
Appreciation: Market value has risen +7.7% from $842,400 (2021) to $907,200 (2025), a CAGR of 1.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→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 lagged the broader land/vacant 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 $6,027. Travis County is the largest single contributor, at 56.6% of the total 2025 levy.
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 100% of market value ($907,200 land vs $0 improvements), about $6/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.
Submarket Position: At $907,200, 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 +1.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $995,254 by 2030, with an estimated annual tax burden around $6,739. 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.
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% | $3,409.67 | $3,409.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,070.70 | $1,070.70 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $843.83 | $843.83 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $703.08 | $703.08 | Paid |
| Combined Rate | 0.6542% | 0.5699% | 0.5593% | 0.6104% | 0.6644% | +0.0540% | $6,027.28 | $6,027.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $907,200 | $907,200 | +0.0% |
| Assessed Value | $907,200 | $907,200 | +0.0% |
| Land Value | $907,200 | $907,200 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $907,200 | $907,200 | +0.0% |
| Total Tax 2026 = estimate |
~$6,027
Estimated
|
~$6,027
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $907,200 | $907,200 | +0 (+0.0%) |
| Taxable Value | $907,200 | $907,200 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $907,200 | $907,200 | — | — | $907,200 | $907,200 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $907,200 | $907,200 | — | — | $907,200 | $907,200 | ~$6,027 | Partial |
| 2024 | $— | — | — | — | $907,200 | $— | $5,538 | Verified |
| 2023 | $— | — | — | — | $907,200 | $— | $5,074 | Verified |
| 2022 | $— | — | — | — | $907,200 | $— | $5,170 | Verified |
| 2021 | $842,400 | — | — | — | $907,200 ! | $— | $5,935 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | 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% | 0.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +3.9% | +1.9% | +7.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 102.6% | — | 107.7% | 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 |
$6,027 | $5,981 | ~$6,448 | $6,027 | 2025 | $5,935 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$924,164 | ~$924,164 | ~0.6669% | ~$6,164 | +1.9% |
| 2027 | ~$941,446 | ~$941,446 | ~0.6695% | ~$6,303 | +3.8% |
| 2028 | ~$959,051 | ~$959,051 | ~0.6720% | ~$6,445 | +5.7% |
| 2029 | ~$976,985 | ~$976,985 | ~0.6746% | ~$6,591 | +7.7% |
| 2030 | ~$995,254 | ~$995,254 | ~0.6771% | ~$6,739 | +9.7% |
| 2026 | ~$906,020 | ~$906,020 | ~0.6644% | ~$6,019 | -0.1% |
| 2027 | ~$904,842 | ~$904,842 | ~0.6644% | ~$6,012 | -0.3% |
| 2028 | ~$903,666 | ~$903,666 | ~0.6644% | ~$6,004 | -0.4% |
| 2029 | ~$902,491 | ~$902,491 | ~0.6644% | ~$5,996 | -0.5% |
| 2030 | ~$901,317 | ~$901,317 | ~0.6644% | ~$5,988 | -0.6% |
| 2026 | ~$942,308 | ~$942,308 | ~0.6682% | ~$6,297 | +3.9% |
| 2027 | ~$978,775 | ~$978,775 | ~0.6720% | ~$6,578 | +7.9% |
| 2028 | ~$1,016,654 | ~$1,016,654 | ~0.6759% | ~$6,871 | +12.1% |
| 2029 | ~$1,055,998 | ~$1,055,998 | ~0.6797% | ~$7,178 | +16.4% |
| 2030 | ~$1,096,865 | ~$1,096,865 | ~0.6835% | ~$7,497 | +20.9% |
In 2025, this property's market value of $907,200 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $907,200 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $842,400 | $6,000 | $14,480 | $80,000 | ↑ Top 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.