2203 HANCOCK AVE TX 78645
| Owner | DELANEY ALBERT JOSHEPH & |
|---|---|
| Parcel ID | 0160860501 |
| Short ID | 159723 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,116 SF |
| Land SF | 32,750 SF |
| Acres | 0.752 |
| Year Built | 2021 |
| Legal | LOT 18013 *BELOW 715' CONTOUR HIGHLAND LAKE ESTATES SEC 18 |
| Neighborhood | S04WF |
| Land | $251,520 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $251,520 |
| Improvement | $284,973 |
|---|---|
| Total Improvement | $284,973 |
| Market | $536,493 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $536,493 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $536,493 |
| Exemptions (−) (HS) | −$56,995 |
|---|---|
| Taxable Value | $479,498 |
Appreciation: Market value has risen +326.6% from $125,760 (2021) to $536,493 (2025), a CAGR of 43.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2023), 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 6 taxing entities is 2.1307% in 2025 (+0.0473% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $10,217. Lago Vista ISD is the largest single contributor, at 38.8% 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 47% of market value ($251,520 land vs $284,973 improvements), about $8/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $536,493, 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 +43.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,289,205 by 2030, with an estimated annual tax burden around $14,658. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,116 SF | ✗ |
| 2ND | 2nd Floor | 1,860 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 699 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 639 SF | ✗ |
| 1ST | 1st Floor | 256 SF | ✓ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 773% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $3,452.36 | $3,452.36 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $2,013.89 | $2,013.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,802.17 | $1,802.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $565.92 | $565.92 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $536.49 | $536.49 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $536.32 | $536.32 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $8,907.15 | $8,907.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $572,527 | $536,493 | +6.7% |
| Assessed Value | $439,230 | $536,493 | -18.1% |
| Land Value | $125,760 | $251,520 | -50.0% |
| Improvement Value | $446,767 | $284,973 | +56.8% |
| Taxable Value | $376,536 | $479,498 | -21.5% |
| Exemptions | HS | HS | |
| HS Cap Loss | -$133,297 | — | |
| Total Tax 2026 = estimate |
~$8,023
Estimated
|
~$8,907
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $572,527 | $572,527 | +0 (+0.0%) |
| Taxable Value | $376,536 | $376,536 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $572,527 | $125,760 | $446,767 | −$133,297 | $439,230 | $376,536 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $536,493 | $251,520 | $284,973 | — | $536,493 | $479,498 | ~$8,907 | Partial |
| 2024 | $911,641 | — | — | −$660,121 | $251,520 | $— | $10,778 | Verified |
| 2023 | $1,097,925 | — | — | −$678,725 | $419,200 | $— | $18,439 | Verified |
| 2022 | $— | — | — | — | $419,200 | $— | $24,245 | Verified |
| 2021 | $125,760 | — | — | — | $125,760 | $— | $3,117 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.7% | -18.1% | 76.7% | Not available | Partial |
| 2025 | -10.9% | -10.9% | ~100% | Not available | Partial |
| 2024 | -34.0% | -34.0% | ~100% | 1.7900% | Verified |
| 2023 | -17.0% | -17.0% | ~100% | 2.0200% | Verified |
| 2022 | +773.0% ! | +773.0% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +326.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.7% | +180.4% | +41.9% | +773.0% | 2023 | -41.2% | 2025 |
| Assessment Ratio | 76.7% | 68.5% | — | 100.0% | 2021 | 27.6% | 2024 |
| Effective Tax Rate (2025) | 1.6600% | 1.6600% | — | 1.6600% | 2025 | 1.6600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,907 | $10,310 | ~$13,357 | $18,439 | 2023 | $3,117 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$771,027 | ~$590,142 | ~2.0439% | ~$12,062 | +43.7% |
| 2027 | ~$1,108,089 | ~$649,157 | ~1.9570% | ~$12,704 | +106.5% |
| 2028 | ~$1,592,503 | ~$714,072 | ~1.8702% | ~$13,354 | +196.8% |
| 2029 | ~$2,288,683 | ~$785,479 | ~1.7833% | ~$14,007 | +326.6% |
| 2030 | ~$3,289,205 | ~$864,027 | ~1.6964% | ~$14,658 | +513.1% |
| 2026 | ~$760,297 | ~$590,142 | ~2.1307% | ~$12,574 | +41.7% |
| 2027 | ~$1,077,463 | ~$649,157 | ~2.1307% | ~$13,832 | +100.8% |
| 2028 | ~$1,526,938 | ~$714,072 | ~2.1307% | ~$15,215 | +184.6% |
| 2029 | ~$2,163,917 | ~$785,479 | ~2.1307% | ~$16,736 | +303.3% |
| 2030 | ~$3,066,619 | ~$864,027 | ~2.1307% | ~$18,410 | +471.6% |
| 2026 | ~$781,757 | ~$590,142 | ~2.0004% | ~$11,805 | +45.7% |
| 2027 | ~$1,139,145 | ~$649,157 | ~1.8702% | ~$12,140 | +112.3% |
| 2028 | ~$1,659,918 | ~$714,072 | ~1.7399% | ~$12,424 | +209.4% |
| 2029 | ~$2,418,767 | ~$785,479 | ~1.6096% | ~$12,643 | +350.8% |
| 2030 | ~$3,524,533 | ~$864,027 | ~1.4793% | ~$12,781 | +557.0% |
In 2025, this property's market value of $536,493 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 6× 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 | $536,493 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $911,641 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $1,097,925 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $125,760 | $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.