600 N ANGEL LIGHT DR TX 78669
| Owner | COMFORT CHAYSON & CHRISTY COMFORT |
|---|---|
| Parcel ID | 0156880503 |
| Short ID | 475168 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 219,891 SF |
| Acres | 5.048 |
| Year Built | — |
| Legal | LOT 3 BLK A ANGEL BAY |
| Neighborhood | Q2005 |
| Land | $906,823 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $906,823 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $906,823 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $906,823 |
| Value Limitation Adjustment (−) (homestead cap) | −$42,823 |
| Net Appraised (assessed) | $864,000 |
| Taxable Value | $864,000 |
|---|
Appreciation: Market value has risen +273.2% from $243,000 (2021) to $906,823 (2025), a CAGR of 39.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2025), 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 $14,723. Lake Travis ISD is the largest single contributor, at 61.0% of the total 2025 levy.
Assessment Gap: Assessed value ($864,000) is $42,823 below market value, suggesting potential for an upward assessment in future years.
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 ($906,823 land vs $0 improvements), about $4/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 $906,823, 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 +39.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,703,464 by 2030, with an estimated annual tax burden around $69,557. 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 149% 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% | $8,983.01 | $8,983.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,247.30 | $3,247.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,019.72 | $1,019.72 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $803.65 | $803.65 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $669.60 | $669.60 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $14,723.28 | $14,723.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $906,823 | $906,823 | +0.0% |
| Assessed Value | $906,823 | $864,000 | +5.0% |
| Land Value | $906,823 | $906,823 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $906,823 | $864,000 | +5.0% |
| Total Tax 2026 = estimate |
~$15,453
Estimated
|
~$14,723
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $906,823 | $906,823 | +0 (+0.0%) |
| Taxable Value | $906,823 | $906,823 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $906,823 | $906,823 | — | — | $906,823 | $906,823 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $906,823 | $906,823 | — | −$42,823 | $864,000 | $864,000 | ~$14,723 | Partial |
| 2024 | $— | — | — | — | $906,823 | $— | $12,067 | Verified |
| 2023 | $— | — | — | — | $600,000 | $— | $9,801 | Verified |
| 2022 | $— | — | — | — | $600,000 | $— | $10,692 | Verified |
| 2021 | $243,000 | — | — | — | $243,000 | $— | $4,579 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +5.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 95.3% | Not available | Partial |
| 2024 | +51.1% | +20.0% | 79.4% | 1.3300% | Verified |
| 2023 | -0.8% | -0.8% | ~100% | 1.6300% | Verified |
| 2022 | +148.8% ! | +148.8% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 1.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +273.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +136.6% | +39.0% | +273.2% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 98.4% | — | 100.0% | 2021 | 95.3% | 2025 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,723 | $9,651 | ~$41,702 | $14,723 | 2025 | $4,579 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,260,380 | ~$1,260,380 | ~1.6590% | ~$20,910 | +39.0% |
| 2027 | ~$1,751,784 | ~$1,751,784 | ~1.6140% | ~$28,274 | +93.2% |
| 2028 | ~$2,434,780 | ~$2,434,780 | ~1.5689% | ~$38,200 | +168.5% |
| 2029 | ~$3,384,066 | ~$3,384,066 | ~1.5239% | ~$51,569 | +273.2% |
| 2030 | ~$4,703,464 | ~$4,703,464 | ~1.4788% | ~$69,557 | +418.7% |
| 2026 | ~$1,242,244 | ~$1,242,244 | ~1.7041% | ~$21,169 | +37.0% |
| 2027 | ~$1,701,732 | ~$1,701,732 | ~1.7041% | ~$28,999 | +87.7% |
| 2028 | ~$2,331,178 | ~$2,331,178 | ~1.7041% | ~$39,725 | +157.1% |
| 2029 | ~$3,193,447 | ~$3,193,447 | ~1.7041% | ~$54,419 | +252.2% |
| 2030 | ~$4,374,658 | ~$4,374,658 | ~1.7041% | ~$74,548 | +382.4% |
| 2026 | ~$1,278,517 | ~$1,278,517 | ~1.6365% | ~$20,923 | +41.0% |
| 2027 | ~$1,802,562 | ~$1,802,562 | ~1.5689% | ~$28,281 | +98.8% |
| 2028 | ~$2,541,407 | ~$2,541,407 | ~1.5014% | ~$38,156 | +180.3% |
| 2029 | ~$3,583,093 | ~$3,583,093 | ~1.4338% | ~$51,374 | +295.1% |
| 2030 | ~$5,051,751 | ~$5,051,751 | ~1.3662% | ~$69,018 | +457.1% |
In 2025, this property's market value of $906,823 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 11× 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 | $906,823 | $24,862 | $85,028 | $363,420 | ↑ Top 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 | $243,000 | $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.