15309 MCCORMICK VISTA DR TX 78734
| Owner | REDDY SHIRISHA D |
|---|---|
| Parcel ID | 0156550502 |
| Short ID | 831459 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 26,517 SF |
| Acres | 0.609 |
| Year Built | — |
| Legal | LOT 43 BLK A MCCORMICK MOUNTAIN SUBD PHS 2 |
| Neighborhood | R1006 |
| Land | $448,701 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $448,701 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $448,701 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $448,701 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $448,701 |
| Taxable Value | $448,701 |
|---|
Appreciation: Market value has risen +199.1% from $150,000 (2021) to $448,701 (2025), a CAGR of 31.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 +283.7%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,538. Lake Travis ISD is the largest single contributor, at 61.9% 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 ($448,701 land vs $0 improvements), about $17/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 $448,701, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $84,423 (P25 $24,862 / P75 $362,804, 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 +31.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,765,181 by 2030, with an estimated annual tax burden around $25,769. 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.
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $3,887.62 | $3,887.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,405.35 | $1,405.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $441.31 | $441.31 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $338.02 | $338.02 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $209.39 | $209.39 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $6,281.69 | $6,281.69 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILT Lake Travis ISD | 1.0397% | $3,887.62 | 61.9% |
| TCO Travis County | 0.3758% | $1,405.35 | 22.4% |
| THD Travis Central Health | 0.1180% | $441.31 | 7.0% |
| E06 Travis County ESD # 06 | 0.0904% | $338.02 | 5.4% |
| W17 WCID # 17 | 0.0560% | $209.39 | 3.3% |
| Total | 1.6800% | $6,281.69 | 100.0% |
| 2026 Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | — | $448,701 | — |
| Assessed Value | — | $448,701 | — |
| Land Value | — | $448,701 | — |
| Improvement Value | — | — | — |
| Taxable Value | — | $448,701 | — |
| Total Tax | Pending certification |
~$6,282
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2025 | $448,701 | $448,701 | — | — | $448,701 | $448,701 | ~$6,282 | Partial |
| 2024 | $420,000 | $420,000 | — | — | $420,000 | $420,000 | $6,967 | Verified |
| 2023 | $420,000 | $420,000 | — | — | $420,000 | $420,000 | $6,787 | Verified |
| 2022 | $350,000 | $350,000 | — | — | $350,000 | $350,000 | $6,195 | Verified |
| 2021 | $150,000 | $150,000 | — | — | $150,000 | $150,000 | $2,784 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2025 | +6.8% | +6.8% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +20.0% | +20.0% | ~100% | No billing data | Verified |
| 2022 | +133.3% ! | +133.3% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +199.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.8% | +40.0% | +31.5% | +133.3% | 2022 | +0.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4000% | 1.4000% | — | 1.4000% | 2025 | 1.4000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,282 | $5,803 | ~$16,752 | $6,967 | 2024 | $2,784 | 2021 |
Market value changed by 133% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$590,097 | ~$590,097 | ~1.6359% | ~$9,654 | +31.5% |
| 2027 | ~$776,050 | ~$776,050 | ~1.5919% | ~$12,354 | +73.0% |
| 2028 | ~$1,020,602 | ~$1,020,602 | ~1.5479% | ~$15,798 | +127.5% |
| 2029 | ~$1,342,217 | ~$1,342,217 | ~1.5039% | ~$20,185 | +199.1% |
| 2030 | ~$1,765,181 | ~$1,765,181 | ~1.4598% | ~$25,769 | +293.4% |
| 2026 | ~$581,123 | ~$581,123 | ~1.6800% | ~$9,763 | +29.5% |
| 2027 | ~$752,626 | ~$752,626 | ~1.6800% | ~$12,644 | +67.7% |
| 2028 | ~$974,743 | ~$974,743 | ~1.6800% | ~$16,375 | +117.2% |
| 2029 | ~$1,262,413 | ~$1,262,413 | ~1.6800% | ~$21,208 | +181.3% |
| 2030 | ~$1,634,980 | ~$1,634,980 | ~1.6800% | ~$27,467 | +264.4% |
| 2026 | ~$599,071 | ~$599,071 | ~1.6139% | ~$9,669 | +33.5% |
| 2027 | ~$799,834 | ~$799,834 | ~1.5479% | ~$12,380 | +78.3% |
| 2028 | ~$1,067,877 | ~$1,067,877 | ~1.4818% | ~$15,824 | +138.0% |
| 2029 | ~$1,425,747 | ~$1,425,747 | ~1.4158% | ~$20,186 | +217.7% |
| 2030 | ~$1,903,548 | ~$1,903,548 | ~1.3498% | ~$25,693 | +324.2% |
In 2025, this property's market value of $448,701 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 5× the county median of $84,423. 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 | $448,701 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $420,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $420,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $350,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $150,000 | $8,000 | $22,000 | $81,900 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |