2405 HANCOCK AVE TX 78645
| Owner | HUNSBERGER DENNIS R & JUANA R |
|---|---|
| Parcel ID | 0160860508 |
| Short ID | 159730 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 15,860 SF |
| Acres | 0.364 |
| Year Built | — |
| Legal | LOT 18006 HIGHLAND LAKE ESTATES SEC 18 |
| Neighborhood | S04WF |
| Land | $249,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $249,600 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $100,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $100,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $100,000 |
| Taxable Value | $100,000 |
|---|
| Total Due | $14,051.10 |
|---|---|
| First Delinquent | 2022 |
Appreciation: Market value has risen +60.3% from $62,400 (2021) to $100,000 (2025), a CAGR of 12.5% 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 $2,131. 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 250% of market value ($249,600 land vs $0 improvements), about $16/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 $100,000, 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 +12.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $180,310 by 2030, with an estimated annual tax burden around $3,059. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $14,051.10 in unpaid taxes since 2022. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
Market value changed by 567% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $1,016.90 | $1,016.90 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $420.00 | $420.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $375.85 | $375.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $118.02 | $118.02 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $100.00 | $100.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $99.97 | $99.97 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $2,130.74 | $2,130.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $124,800 | $100,000 | +24.8% |
| Assessed Value | $120,000 | $100,000 | +20.0% |
| Land Value | $124,800 | $249,600 | -50.0% |
| Improvement Value | — | — | — |
| Taxable Value | $120,000 | $100,000 | +20.0% |
| HS Cap Loss | -$4,800 | — | |
| Total Tax 2026 = estimate |
~$2,557
Estimated
|
~$2,131
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $124,800 | $124,800 | +0 (+0.0%) |
| Taxable Value | $120,000 | $120,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $124,800 | $124,800 | — | −$4,800 | $120,000 | $120,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $100,000 | $249,600 | — | — | $100,000 | $100,000 | ~$2,131 | Partial |
| 2024 | $— | — | — | — | $100,000 | $— | $2,083 | Verified |
| 2023 | $— | — | — | — | $416,000 | $— | $8,414 | Verified |
| 2022 | $— | — | — | — | $99,000 | $— | $2,186 | Verified |
| 2021 | $62,400 | — | — | — | $62,400 | $— | $1,546 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +24.8% | +20.0% | 96.2% | Not available | Partial |
| 2025 | -59.9% | -59.9% | ~100% | Not available | Partial |
| 2024 | -40.0% | -40.0% | ~100% | 0.8300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0200% | Verified |
| 2022 | +566.7% ! | +566.7% | ~100% | 0.5300% | Verified |
| 2021 | base year | — | ~100% | 2.4800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +60.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +24.8% | +42.5% | +8.0% | +60.3% | 2025 | +24.8% | 2026 |
| Assessment Ratio | 96.2% | 98.7% | — | 100.0% | 2021 | 96.2% | 2026 |
| 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 |
$2,131 | $1,839 | ~$2,672 | $2,131 | 2025 | $1,546 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$112,513 | ~$112,513 | ~2.0439% | ~$2,300 | +12.5% |
| 2027 | ~$126,592 | ~$126,592 | ~1.9570% | ~$2,477 | +26.6% |
| 2028 | ~$142,433 | ~$142,433 | ~1.8702% | ~$2,664 | +42.4% |
| 2029 | ~$160,256 | ~$160,256 | ~1.7833% | ~$2,858 | +60.3% |
| 2030 | ~$180,310 | ~$180,310 | ~1.6964% | ~$3,059 | +80.3% |
| 2026 | ~$110,513 | ~$110,513 | ~2.1307% | ~$2,355 | +10.5% |
| 2027 | ~$122,132 | ~$122,132 | ~2.1307% | ~$2,602 | +22.1% |
| 2028 | ~$134,972 | ~$134,972 | ~2.1307% | ~$2,876 | +35.0% |
| 2029 | ~$149,162 | ~$149,162 | ~2.1307% | ~$3,178 | +49.2% |
| 2030 | ~$164,844 | ~$164,844 | ~2.1307% | ~$3,512 | +64.8% |
| 2026 | ~$114,513 | ~$114,513 | ~2.0004% | ~$2,291 | +14.5% |
| 2027 | ~$131,133 | ~$131,133 | ~1.8702% | ~$2,452 | +31.1% |
| 2028 | ~$150,165 | ~$150,165 | ~1.7399% | ~$2,613 | +50.2% |
| 2029 | ~$171,959 | ~$171,959 | ~1.6096% | ~$2,768 | +72.0% |
| 2030 | ~$196,915 | ~$196,915 | ~1.4793% | ~$2,913 | +96.9% |
In 2025, this property's market value of $100,000 places it in the 50th–75th percentile for Land/Vacant properties in Travis County (35611 comparable) — +18% 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 | $100,000 | $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 | $62,400 | $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.