2303 HANCOCK AVE TX 78645
| Owner | YEE GENE W |
|---|---|
| Parcel ID | 0160860505 |
| Short ID | 159727 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 17,280 SF |
| Acres | 0.397 |
| Year Built | — |
| Legal | LOT 18009 HIGHLAND LAKE ESTATES SEC 18 |
| Neighborhood | S04WF |
| Land | $207,360 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $207,360 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $207,360 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $207,360 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $207,360 |
| Taxable Value | $207,360 |
|---|
Appreciation: Market value has risen +300.0% from $51,840 (2021) to $207,360 (2025), a CAGR of 41.4% 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 6 taxing entities is 2.1307% in 2025 (+0.0473% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,418. 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 100% of market value ($207,360 land vs $0 improvements), about $12/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 $207,360, 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 +41.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,173,005 by 2030, with an estimated annual tax burden around $19,899. 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 468% 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% | $2,108.64 | $2,108.64 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $870.91 | $870.91 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $779.35 | $779.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $244.73 | $244.73 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $207.36 | $207.36 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $207.29 | $207.29 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $4,418.28 | $4,418.28 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $103,680 | $207,360 | -50.0% |
| Assessed Value | $103,680 | $207,360 | -50.0% |
| Land Value | $103,680 | $207,360 | -50.0% |
| Improvement Value | — | — | — |
| Taxable Value | $103,680 | $207,360 | -50.0% |
| Total Tax 2026 = estimate |
~$2,209
Estimated
|
~$4,418
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $103,680 | $103,680 | +0 (+0.0%) |
| Taxable Value | $103,680 | $103,680 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $103,680 | $103,680 | — | — | $103,680 | $103,680 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $207,360 | $207,360 | — | — | $207,360 | $207,360 | ~$4,418 | Partial |
| 2024 | $— | — | — | — | $207,360 | $— | $4,320 | Verified |
| 2023 | $— | — | — | — | $294,555 | $— | $5,958 | Verified |
| 2022 | $— | — | — | — | $294,555 | $— | $6,504 | Verified |
| 2021 | $51,840 | — | — | — | $51,840 | $— | $1,285 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -50.0% | -50.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -29.6% | -29.6% | ~100% | 2.0800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0200% | Verified |
| 2022 | +468.2% ! | +468.2% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +300.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -50.0% | +125.0% | +69.7% | +300.0% | 2025 | -50.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$4,418 | $2,851 | ~$11,954 | $4,418 | 2025 | $1,285 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$293,251 | ~$293,251 | ~2.0439% | ~$5,994 | +41.4% |
| 2027 | ~$414,720 | ~$414,720 | ~1.9570% | ~$8,116 | +100.0% |
| 2028 | ~$586,503 | ~$586,503 | ~1.8702% | ~$10,968 | +182.8% |
| 2029 | ~$829,440 | ~$829,440 | ~1.7833% | ~$14,791 | +300.0% |
| 2030 | ~$1,173,005 | ~$1,173,005 | ~1.6964% | ~$19,899 | +465.7% |
| 2026 | ~$289,104 | ~$289,104 | ~2.1307% | ~$6,160 | +39.4% |
| 2027 | ~$403,073 | ~$403,073 | ~2.1307% | ~$8,588 | +94.4% |
| 2028 | ~$561,970 | ~$561,970 | ~2.1307% | ~$11,974 | +171.0% |
| 2029 | ~$783,506 | ~$783,506 | ~2.1307% | ~$16,694 | +277.8% |
| 2030 | ~$1,092,374 | ~$1,092,374 | ~2.1307% | ~$23,276 | +426.8% |
| 2026 | ~$297,399 | ~$297,399 | ~2.0004% | ~$5,949 | +43.4% |
| 2027 | ~$426,533 | ~$426,533 | ~1.8702% | ~$7,977 | +105.7% |
| 2028 | ~$611,739 | ~$611,739 | ~1.7399% | ~$10,643 | +195.0% |
| 2029 | ~$877,365 | ~$877,365 | ~1.6096% | ~$14,122 | +323.1% |
| 2030 | ~$1,258,329 | ~$1,258,329 | ~1.4793% | ~$18,614 | +506.8% |
In 2025, this property's market value of $207,360 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +144% above 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 | $207,360 | $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 | $51,840 | $6,000 | $14,480 | $80,000 | ↑ Above median | 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.