306 ANGEL SONG CV TX 78669
| Owner | FORD LYNN SELF |
|---|---|
| Parcel ID | 0154880209 |
| Short ID | 475110 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 641,552 SF |
| Acres | 14.728 |
| Year Built | — |
| Legal | LOT 13 BLK B ANGEL BAY |
| Neighborhood | Q03WF |
| Land | $637,830 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $637,830 |
| Improvement | $43,926 |
|---|---|
| Total Improvement | $43,926 |
| Market | $681,756 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $681,756 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $681,756 |
| Taxable Value | $681,756 |
|---|
Appreciation: Market value has risen +127.4% from $299,800 (2021) to $681,756 (2025), a CAGR of 22.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,618. Lake Travis ISD is the largest single contributor, at 61.0% 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 94% of market value ($637,830 land vs $43,926 improvements), about $1/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 $681,756, 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 +22.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,903,819 by 2030, with an estimated annual tax burden around $28,154. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 450 | SPORT COURT | 3,840 SF | ✗ |
Market value changed by 85% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $6,576.29 | $6,576.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,377.29 | $2,377.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $746.52 | $746.52 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $588.34 | $588.34 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $490.20 | $490.20 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $10,778.64 | $10,778.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $637,830 | $681,756 | -6.4% |
| Assessed Value | $637,830 | $681,756 | -6.4% |
| Land Value | $637,830 | $637,830 | +0.0% |
| Improvement Value | — | $43,926 | — |
| Taxable Value | $637,830 | $681,756 | -6.4% |
| Total Tax 2026 = estimate |
~$10,869
Estimated
|
~$10,779
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $637,830 | $637,830 | +0 (+0.0%) |
| Taxable Value | $637,830 | $637,830 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $637,830 | $637,830 | — | — | $637,830 | $637,830 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $681,756 | $637,830 | $43,926 | — | $681,756 | $681,756 | ~$10,779 | Partial |
| 2024 | $770,995 | — | — | −$138,477 | $632,518 | $— | $10,601 | Verified |
| 2023 | $— | — | — | — | $710,000 | $— | $12,594 | Verified |
| 2022 | $— | — | — | — | $568,000 | $— | $10,122 | Verified |
| 2021 | $299,800 | — | — | — | $383,400 ! | $— | $7,224 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.4% | -6.4% | ~100% | Not available | Partial |
| 2025 | +7.8% | +7.8% | ~100% | Not available | Partial |
| 2024 | -18.0% | -18.0% | ~100% | 1.6800% | Verified |
| 2023 | +8.6% | +8.6% | ~100% | 1.6300% | Verified |
| 2022 | +85.2% ! | +85.2% | ~100% | 1.4300% | Verified |
| 2021 | base year | — | ~100% | 2.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +77.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.4% | +46.4% | +24.5% | +157.2% | 2024 | -11.6% | 2025 |
| Assessment Ratio | 100.0% | 102.5% | — | 127.9% | 2021 | 82.0% | 2024 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,779 | $9,535 | ~$20,414 | $10,779 | 2025 | $7,224 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$837,198 | ~$837,198 | ~1.6590% | ~$13,889 | +22.8% |
| 2027 | ~$1,028,082 | ~$1,028,082 | ~1.6140% | ~$16,593 | +50.8% |
| 2028 | ~$1,262,487 | ~$1,262,487 | ~1.5689% | ~$19,808 | +85.2% |
| 2029 | ~$1,550,338 | ~$1,550,338 | ~1.5239% | ~$23,625 | +127.4% |
| 2030 | ~$1,903,819 | ~$1,903,819 | ~1.4788% | ~$28,154 | +179.3% |
| 2026 | ~$823,563 | ~$823,563 | ~1.7041% | ~$14,034 | +20.8% |
| 2027 | ~$994,866 | ~$994,866 | ~1.7041% | ~$16,953 | +45.9% |
| 2028 | ~$1,201,801 | ~$1,201,801 | ~1.7041% | ~$20,480 | +76.3% |
| 2029 | ~$1,451,779 | ~$1,451,779 | ~1.7041% | ~$24,740 | +112.9% |
| 2030 | ~$1,753,754 | ~$1,753,754 | ~1.7041% | ~$29,885 | +157.2% |
| 2026 | ~$850,833 | ~$850,833 | ~1.6365% | ~$13,924 | +24.8% |
| 2027 | ~$1,061,842 | ~$1,061,842 | ~1.5689% | ~$16,660 | +55.8% |
| 2028 | ~$1,325,182 | ~$1,325,182 | ~1.5014% | ~$19,896 | +94.4% |
| 2029 | ~$1,653,831 | ~$1,653,831 | ~1.4338% | ~$23,712 | +142.6% |
| 2030 | ~$2,063,986 | ~$2,063,986 | ~1.3662% | ~$28,198 | +202.7% |
In 2025, this property's market value of $681,756 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 8× 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 | $681,756 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $770,995 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $299,800 | $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.