15512 MCCORMICK VISTA DR 78734
| Owner | MATHEW WESLEY & KASEY MATHEW |
|---|---|
| Parcel ID | 0158580809 |
| Short ID | 831449 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 12,425 SF |
| Acres | 0.285 |
| Year Built | — |
| Legal | 0.291AC OF LOT 26 BLK A MCCORMICK MOUNTAIN SUBD PHS 2 |
| Neighborhood | R1006 |
| Land | $272,550 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $272,550 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $272,550 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $272,550 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $272,550 |
| Taxable Value | $272,550 |
|---|
Appreciation: Market value has risen +73.7% from $156,891 (2021) to $272,550 (2025), a CAGR of 14.8% 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 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,579. 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 ($272,550 land vs $0 improvements), about $22/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 $272,550, this parcel sits in the upper-middle (50th–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 +14.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $543,571 by 2030, with an estimated annual tax burden around $7,935. 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 394% in 2023, 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% | $2,833.70 | $2,833.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,024.37 | $1,024.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $321.67 | $321.67 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $246.38 | $246.38 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $152.63 | $152.63 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $4,578.75 | $4,578.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $272,550 | $272,550 | +0.0% |
| Assessed Value | $272,550 | $272,550 | +0.0% |
| Land Value | $492,958 | $272,550 | +80.9% |
| Improvement Value | — | — | — |
| Taxable Value | $272,550 | $272,550 | +0.0% |
| Total Tax 2026 = estimate |
~$4,579
Estimated
|
~$4,579
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $272,550 | $272,550 | +0 (+0.0%) |
| Taxable Value | $272,550 | $272,550 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $272,550 | $492,958 | — | — | $272,550 | $272,550 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $272,550 | $272,550 | — | — | $272,550 | $272,550 | ~$4,579 | Partial |
| 2024 | $— | — | — | — | $420,000 | $— | $3,981 | Verified |
| 2023 | $— | — | — | — | $420,000 | $— | $3,232 | Verified |
| 2022 | $— | — | — | — | $85,000 | $— | $1,505 | Verified |
| 2021 | $156,891 | — | — | −$6,891 | $150,000 | $— | $1,643 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -35.1% | +13.6% | ~100% | Not available | Partial |
| 2024 | +0.0% | -42.9% | 57.1% | 0.9500% | Verified |
| 2023 | +394.1% ! | +394.1% | ~100% | 0.7700% | Verified |
| 2022 | -43.3% | -43.3% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 1.0500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +81.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +36.9% | +14.8% | +73.7% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 98.5% | — | 100.0% | 2025 | 95.6% | 2021 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,579 | $3,111 | ~$6,455 | $4,579 | 2025 | $1,643 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$312,902 | ~$312,902 | ~1.6359% | ~$5,119 | +14.8% |
| 2027 | ~$359,228 | ~$359,228 | ~1.5919% | ~$5,719 | +31.8% |
| 2028 | ~$412,413 | ~$412,413 | ~1.5479% | ~$6,384 | +51.3% |
| 2029 | ~$473,472 | ~$473,472 | ~1.5039% | ~$7,120 | +73.7% |
| 2030 | ~$543,571 | ~$543,571 | ~1.4598% | ~$7,935 | +99.4% |
| 2026 | ~$307,451 | ~$307,451 | ~1.6800% | ~$5,165 | +12.8% |
| 2027 | ~$346,821 | ~$346,821 | ~1.6800% | ~$5,826 | +27.3% |
| 2028 | ~$391,233 | ~$391,233 | ~1.6800% | ~$6,573 | +43.5% |
| 2029 | ~$441,331 | ~$441,331 | ~1.6800% | ~$7,414 | +61.9% |
| 2030 | ~$497,845 | ~$497,845 | ~1.6800% | ~$8,364 | +82.7% |
| 2026 | ~$318,353 | ~$318,353 | ~1.6139% | ~$5,138 | +16.8% |
| 2027 | ~$371,853 | ~$371,853 | ~1.5479% | ~$5,756 | +36.4% |
| 2028 | ~$434,344 | ~$434,344 | ~1.4818% | ~$6,436 | +59.4% |
| 2029 | ~$507,337 | ~$507,337 | ~1.4158% | ~$7,183 | +86.1% |
| 2030 | ~$592,597 | ~$592,597 | ~1.3498% | ~$7,999 | +117.4% |
In 2025, this property's market value of $272,550 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — 3× 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 | $272,550 | $24,862 | $85,028 | $363,420 | ↑ Above median | +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 | $156,891 | $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.