5200 CANYON OAKS DR TX 78645
| Owner | BOU MIGUEL E & MILAYKA M |
|---|---|
| Parcel ID | 0172830167 |
| Short ID | 727349 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 35,545 SF |
| Acres | 0.816 |
| Year Built | — |
| Legal | LOT 16 CANYON OAKS PHS 2 |
| Neighborhood | S09WF |
| Land | $1,313,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,313,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $639,936 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $639,936 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $639,936 |
| Taxable Value | $639,936 |
|---|
Appreciation: Market value has risen +44.0% from $444,400 (2021) to $639,936 (2025), a CAGR of 9.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $13,635. 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 205% of market value ($1,313,000 land vs $0 improvements), about $37/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 $639,936, 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 +4.2% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $669,355 by 2031, with an estimated annual tax burden around $11,355. 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $6,507.51 | $6,507.51 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $2,687.73 | $2,687.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,405.17 | $2,405.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $755.27 | $755.27 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $639.94 | $639.94 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $639.72 | $639.72 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $13,635.34 | $13,635.34 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| ILV Lago Vista ISD | 1.0169% | $6,507.51 | 47.7% |
| CLV City of Lago Vista | 0.4200% | $2,687.73 | 19.7% |
| TCO Travis County | 0.3758% | $2,405.17 | 17.6% |
| THD Travis Central Health | 0.1180% | $755.27 | 5.5% |
| E01 Travis County ESD # 01 | 0.1000% | $639.94 | 4.7% |
| E07 Travis County ESD # 07 | 0.1000% | $639.72 | 4.7% |
| Total | 2.1307% | $13,635.34 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $545,400 | $639,936 | -14.8% |
| Assessed Value | $545,400 | $639,936 | -14.8% |
| Land Value | $545,400 | $1,313,000 | -58.5% |
| Improvement Value | — | — | — |
| Taxable Value | $545,400 | $639,936 | -14.8% |
| Total Tax 2026 = estimate |
~$11,621
Estimated
|
~$13,635
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $545,400 | $545,400 | — | — | $545,400 | $545,400 | Not yet — post-cert | Preliminary |
| 2025 | $639,936 | $1,313,000 | — | — | $639,936 | $639,936 | ~$13,635 | Partial |
| 2024 | $1,313,000 | $1,313,000 | — | −$779,720 | $533,280 | $533,280 | $11,110 | Verified |
| 2023 | $444,400 | $444,400 | — | — | $444,400 | $444,400 | $8,989 | Verified |
| 2022 | $205,918 | $202,000 | $3,918 | — | $205,918 | $205,918 | $4,547 | Verified |
| 2021 | $444,400 | $444,400 | — | — | $444,400 | $444,400 | $11,013 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.8% | -14.8% | ~100% | Not available | Partial |
| 2025 | -51.3% | +20.0% | ~100% | Not available | Partial |
| 2024 | +195.5% ! | +20.0% | 40.6% | No billing data | Verified |
| 2023 | +115.8% ! | +115.8% | ~100% | No billing data | Verified |
| 2022 | -53.7% | -53.7% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +44.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.8% | +38.3% | +4.2% | +195.5% | 2024 | -53.7% | 2022 |
| Assessment Ratio | 100.0% | 90.1% | — | 100.0% | 2021 | 40.6% | 2024 |
| 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 |
$13,635 | $9,859 | ~$11,509 | $13,635 | 2025 | $4,547 | 2022 |
Market value changed by 116% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$568,203 | ~$568,203 | ~2.0439% | ~$11,613 | +4.2% |
| 2028 | ~$591,959 | ~$591,959 | ~1.9570% | ~$11,585 | +8.5% |
| 2029 | ~$616,708 | ~$616,708 | ~1.8702% | ~$11,533 | +13.1% |
| 2030 | ~$642,492 | ~$642,492 | ~1.7833% | ~$11,458 | +17.8% |
| 2031 | ~$669,355 | ~$669,355 | ~1.6964% | ~$11,355 | +22.7% |
| 2027 | ~$557,295 | ~$557,295 | ~2.1307% | ~$11,874 | +2.2% |
| 2028 | ~$569,449 | ~$569,449 | ~2.1307% | ~$12,133 | +4.4% |
| 2029 | ~$581,868 | ~$581,868 | ~2.1307% | ~$12,398 | +6.7% |
| 2030 | ~$594,558 | ~$594,558 | ~2.1307% | ~$12,668 | +9.0% |
| 2031 | ~$607,525 | ~$607,525 | ~2.1307% | ~$12,945 | +11.4% |
| 2027 | ~$579,111 | ~$579,111 | ~2.0004% | ~$11,585 | +6.2% |
| 2028 | ~$614,905 | ~$614,905 | ~1.8702% | ~$11,500 | +12.7% |
| 2029 | ~$652,912 | ~$652,912 | ~1.7399% | ~$11,360 | +19.7% |
| 2030 | ~$693,268 | ~$693,268 | ~1.6096% | ~$11,159 | +27.1% |
| 2031 | ~$736,118 | ~$736,118 | ~1.4793% | ~$10,889 | +35.0% |
In 2025, this property's market value of $639,936 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 8× 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 | $639,936 | $24,862 | $84,423 | $362,804 | ↑ Top 25% | +2.1% |
| 2024 | $1,313,000 | $23,000 | $66,000 | $328,966 | ↑ Top 25% | +0.0% |
| 2023 | $444,400 | $24,692 | $71,500 | $270,000 | ↑ Top 25% | +0.0% |
| 2022 | $205,918 | $15,000 | $55,000 | $180,000 | ↑ Top 25% | +100.0% |
| 2021 | $444,400 | $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 |
| 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 |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |