GALLERY DR TX 78669
| Owner | LAKECLIFF PROPERTY OWNERS' ASSOCIATION |
|---|---|
| Parcel ID | 0574090206 |
| Short ID | 534849 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 278,876 SF |
| Acres | 6.402 |
| Year Built | — |
| Legal | LOT 43 LAKECLIFF ON LAKE TRAVIS SEC 11 (PRIVATE STREET) |
| Neighborhood | Q6006 |
| Land | $480 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $480 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $480 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $480 |
| Value Limitation Adjustment (−) (homestead cap) | −$192 |
| Net Appraised (assessed) | $288 |
| Taxable Value | $288 |
|---|
Appreciation: Market value has risen +100.0% from $240 (2021) to $480 (2025), a CAGR of 18.9% 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. 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 $2. Travis County is the largest single contributor, at 56.5% 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 ($480 land vs $0 improvements), about $0/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 $480, this parcel sits in the bottom quartile (<25th 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 +18.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,142 by 2030, with an estimated annual tax burden around $8. 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 100% in 2025, 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% | $1.08 | $1.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $0.34 | $0.34 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $0.27 | $0.27 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $0.22 | $0.22 | Paid |
| Combined Rate | 0.6542% | 0.5699% | 0.5593% | 0.6104% | 0.6644% | +0.0540% | $1.91 | $1.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,000 | $480 | +525.0% |
| Assessed Value | $346 | $288 | +20.1% |
| Land Value | $3,000 | $480 | +525.0% |
| Improvement Value | — | — | — |
| Taxable Value | $346 | $288 | +20.1% |
| HS Cap Loss | -$2,654 | — | |
| Total Tax 2026 = estimate |
~$2
Estimated
|
~$2
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,000 | $3,000 | +0 (+0.0%) |
| Taxable Value | $346 | $346 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,000 | $3,000 | — | −$2,654 | $346 | $346 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $480 | $480 | — | −$192 | $288 | $288 | ~$2 | Partial |
| 2024 | $— | — | — | — | $240 | $— | $1 | Verified |
| 2023 | $— | — | — | — | $240 | $— | $1 | Verified |
| 2022 | $— | — | — | — | $240 | $— | $1 | Verified |
| 2021 | $240 | — | — | — | $240 | $— | $2 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +525.0% ! | +20.1% | 11.5% | Not available | Partial |
| 2025 | +100.0% ! | +20.0% | 60.0% | 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% | 0.6500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +100.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +525.0% | +312.5% | -1.1% | +525.0% | 2026 | +100.0% | 2025 |
| Assessment Ratio | 11.5% | 57.2% | — | 100.0% | 2021 | 11.5% | 2026 |
| Effective Tax Rate (2025) | 0.4000% | 0.4000% | — | 0.4000% | 2025 | 0.4000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2 | $2 | ~$6 | $2 | 2025 | $2 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$571 | ~$571 | ~0.6669% | ~$4 | +19.0% |
| 2027 | ~$679 | ~$679 | ~0.6695% | ~$5 | +41.5% |
| 2028 | ~$807 | ~$807 | ~0.6720% | ~$5 | +68.1% |
| 2029 | ~$960 | ~$960 | ~0.6746% | ~$6 | +100.0% |
| 2030 | ~$1,142 | ~$1,142 | ~0.6771% | ~$8 | +137.9% |
| 2026 | ~$561 | ~$561 | ~0.6644% | ~$4 | +16.9% |
| 2027 | ~$656 | ~$656 | ~0.6644% | ~$4 | +36.7% |
| 2028 | ~$767 | ~$767 | ~0.6644% | ~$5 | +59.8% |
| 2029 | ~$897 | ~$897 | ~0.6644% | ~$6 | +86.9% |
| 2030 | ~$1,049 | ~$1,049 | ~0.6644% | ~$7 | +118.5% |
| 2026 | ~$580 | ~$580 | ~0.6682% | ~$4 | +20.8% |
| 2027 | ~$702 | ~$702 | ~0.6720% | ~$5 | +46.2% |
| 2028 | ~$849 | ~$849 | ~0.6759% | ~$6 | +76.9% |
| 2029 | ~$1,026 | ~$1,026 | ~0.6797% | ~$7 | +113.8% |
| 2030 | ~$1,241 | ~$1,241 | ~0.6835% | ~$8 | +158.5% |
In 2025, this property's market value of $480 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -99% below 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 | $480 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $240 | $6,000 | $14,480 | $80,000 | ↓ 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.