2405 HANCOCK AVE TX 78645
| Owner | HUNSBERGER DENNIS R & JUANA R |
|---|---|
| Parcel ID | 0160860508 |
| Short ID | 159730 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 15,860 SF |
| Acres | 0.364 |
| Year Built | — |
| Legal | LOT 18006 HIGHLAND LAKE ESTATES SEC 18 |
| Neighborhood | S04WF |
| Land | $249,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $249,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $100,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $100,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $100,000 |
| Taxable Value | $100,000 |
|---|
| Total Due | $14,051.10 |
|---|---|
| First Delinquent | 2022 |
Appreciation: Market value has risen +60.3% from $62,400 (2021) to $100,000 (2025), a CAGR of 12.5% 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 6 taxing entities is 2.1307% in 2025 (+0.0473% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,131. Lago Vista ISD is the largest single contributor, at 47.7% 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 250% of market value ($249,600 land vs $0 improvements), about $16/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 $100,000, this parcel sits in the upper-middle (50th–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 +14.9% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $249,600 by 2031, with an estimated annual tax burden around $4,234. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $14,051.10 in unpaid taxes since 2022. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $1,016.90 | $1,016.90 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $420.00 | $420.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $375.85 | $375.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $118.02 | $118.02 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $100.00 | $100.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $99.97 | $99.97 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $2,130.74 | $2,130.74 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $1,016.90 | 47.7% |
| CLV City of Lago Vista | 0.4200% | $420.00 | 19.7% |
| TCO Travis County | 0.3758% | $375.85 | 17.6% |
| THD Travis Central Health | 0.1180% | $118.02 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $100.00 | 4.7% |
| E07 Travis County ESD # 07 | 0.1000% | $99.97 | 4.7% |
| Total | 2.1307% | $2,130.74 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $124,800 | $100,000 | +24.8% |
| Assessed Value | $120,000 | $100,000 | +20.0% |
| Land Value | $124,800 | $249,600 | -50.0% |
| Improvement Value | — | — | — |
| Taxable Value | $120,000 | $100,000 | +20.0% |
| HS Cap Loss | -$4,800 | — | |
| Total Tax 2026 = estimate |
~$2,557
Estimated
|
~$2,131
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $124,800 | $124,800 | — | −$4,800 | $120,000 | $120,000 | Not yet — post-cert | Preliminary |
| 2025 | $100,000 | $249,600 | — | — | $100,000 | $100,000 | ~$2,131 | Partial |
| 2024 | $249,600 | $249,600 | — | — | $249,600 | $249,600 | $2,083 | Verified |
| 2023 | $416,000 | $416,000 | — | — | $416,000 | $416,000 | $8,414 | Verified |
| 2022 | $416,000 | $416,000 | — | — | $416,000 | $416,000 | $2,186 | Verified |
| 2021 | $62,400 | $62,400 | — | — | $62,400 | $62,400 | $1,546 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +24.8% | +20.0% | 96.2% | Not available | Partial |
| 2025 | -59.9% | -59.9% | ~100% | Not available | Partial |
| 2024 | -40.0% | -40.0% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +566.7% ! | +566.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +60.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +24.8% | +98.3% | +14.9% | +566.7% | 2022 | -59.9% | 2025 |
| Assessment Ratio | 96.2% | 99.4% | — | 100.0% | 2021 | 96.2% | 2026 |
| Effective Tax Rate (2025) | 2.1300% | 2.1300% | — | 2.1300% | 2025 | 2.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,131 | $3,272 | ~$3,560 | $8,414 | 2023 | $1,546 | 2021 |
Market value changed by 567% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$143,358 | ~$143,358 | ~2.0439% | ~$2,930 | +14.9% |
| 2028 | ~$164,675 | ~$164,675 | ~1.9570% | ~$3,223 | +32.0% |
| 2029 | ~$189,161 | ~$189,161 | ~1.8702% | ~$3,538 | +51.6% |
| 2030 | ~$217,289 | ~$217,289 | ~1.7833% | ~$3,875 | +74.1% |
| 2031 | ~$249,600 | ~$249,600 | ~1.6964% | ~$4,234 | +100.0% |
| 2027 | ~$140,862 | ~$140,862 | ~2.1307% | ~$3,001 | +12.9% |
| 2028 | ~$158,990 | ~$158,990 | ~2.1307% | ~$3,388 | +27.4% |
| 2029 | ~$179,452 | ~$179,452 | ~2.1307% | ~$3,824 | +43.8% |
| 2030 | ~$202,547 | ~$202,547 | ~2.1307% | ~$4,316 | +62.3% |
| 2031 | ~$228,615 | ~$228,615 | ~2.1307% | ~$4,871 | +83.2% |
| 2027 | ~$145,854 | ~$145,854 | ~2.0004% | ~$2,918 | +16.9% |
| 2028 | ~$170,459 | ~$170,459 | ~1.8702% | ~$3,188 | +36.6% |
| 2029 | ~$199,215 | ~$199,215 | ~1.7399% | ~$3,466 | +59.6% |
| 2030 | ~$232,822 | ~$232,822 | ~1.6096% | ~$3,747 | +86.6% |
| 2031 | ~$272,099 | ~$272,099 | ~1.4793% | ~$4,025 | +118.0% |
In 2025, this property's market value of $100,000 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +18% above 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 | $100,000 | $24,862 | $84,423 | $362,804 | ↑ Above median | +2.1% |
| 2024 | $249,600 | $23,000 | $66,000 | $328,966 | ↑ Above median | +0.0% |
| 2023 | $416,000 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $416,000 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $62,400 | $8,000 | $22,000 | $81,900 | ↑ Above median | 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 |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| 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 |
| TaxDelqOpenData ↗ | Delinquent-account status and balance due | As of June 20, 2026 — balance grows monthly (Tax Code §33.01) | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |