5116 CANYON OAKS DR TX 78645
| Owner | LAWLESS BRUCE A |
|---|---|
| Parcel ID | 0172830168 |
| Short ID | 727350 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 34,674 SF |
| Acres | 0.796 |
| Year Built | — |
| Legal | LOT 17 CANYON OAKS PHS 2 |
| Neighborhood | S09WF |
| Land | $1,300,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,300,000 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $506,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $506,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $506,000 |
| Taxable Value | $506,000 |
|---|
Appreciation: Market value has risen +150.5% from $202,000 (2021) to $506,000 (2025), a CAGR of 25.8% 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 6 taxing entities is 2.1307% in 2025 (+0.0473% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $10,782. 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 257% of market value ($1,300,000 land vs $0 improvements), about $37/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 $506,000, 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 +25.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,594,592 by 2030, with an estimated annual tax burden around $27,051. 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.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 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% | $5,145.51 | $5,145.51 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $2,125.20 | $2,125.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,901.78 | $1,901.78 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $597.20 | $597.20 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $506.00 | $506.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $505.83 | $505.83 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $10,781.52 | $10,781.52 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $506,000 | $506,000 | +0.0% |
| Assessed Value | $506,000 | $506,000 | +0.0% |
| Land Value | $540,000 | $1,300,000 | -58.5% |
| Improvement Value | — | — | — |
| Taxable Value | $506,000 | $506,000 | +0.0% |
| Total Tax 2026 = estimate |
~$10,782
Estimated
|
~$10,782
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $506,000 | $506,000 | +0 (+0.0%) |
| Taxable Value | $506,000 | $506,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $506,000 | $540,000 | — | — | $506,000 | $506,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $506,000 | $1,300,000 | — | — | $506,000 | $506,000 | ~$10,782 | Partial |
| 2024 | $— | — | — | — | $506,000 | $— | $10,542 | Verified |
| 2023 | $— | — | — | — | $444,400 | $— | $8,989 | Verified |
| 2022 | $— | — | — | — | $444,400 | $— | $9,813 | Verified |
| 2021 | $202,000 | — | — | — | $444,400 ! | $— | $11,013 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +13.9% | +13.9% | ~100% | 2.0800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 2.0200% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 5.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +75.2% | +25.8% | +150.5% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 140.0% | — | 220.0% | 2021 | 100.0% | 2025 |
| 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 |
$10,782 | $10,897 | ~$19,436 | $11,013 | 2021 | $10,782 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$636,576 | ~$636,576 | ~2.0439% | ~$13,011 | +25.8% |
| 2027 | ~$800,848 | ~$800,848 | ~1.9570% | ~$15,673 | +58.3% |
| 2028 | ~$1,007,511 | ~$1,007,511 | ~1.8702% | ~$18,842 | +99.1% |
| 2029 | ~$1,267,505 | ~$1,267,505 | ~1.7833% | ~$22,603 | +150.5% |
| 2030 | ~$1,594,592 | ~$1,594,592 | ~1.6964% | ~$27,051 | +215.1% |
| 2026 | ~$626,456 | ~$626,456 | ~2.1307% | ~$13,348 | +23.8% |
| 2027 | ~$775,587 | ~$775,587 | ~2.1307% | ~$16,526 | +53.3% |
| 2028 | ~$960,220 | ~$960,220 | ~2.1307% | ~$20,460 | +89.8% |
| 2029 | ~$1,188,806 | ~$1,188,806 | ~2.1307% | ~$25,330 | +134.9% |
| 2030 | ~$1,471,808 | ~$1,471,808 | ~2.1307% | ~$31,360 | +190.9% |
| 2026 | ~$646,696 | ~$646,696 | ~2.0004% | ~$12,937 | +27.8% |
| 2027 | ~$826,513 | ~$826,513 | ~1.8702% | ~$15,457 | +63.3% |
| 2028 | ~$1,056,330 | ~$1,056,330 | ~1.7399% | ~$18,379 | +108.8% |
| 2029 | ~$1,350,048 | ~$1,350,048 | ~1.6096% | ~$21,730 | +166.8% |
| 2030 | ~$1,725,437 | ~$1,725,437 | ~1.4793% | ~$25,524 | +241.0% |
In 2025, this property's market value of $506,000 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 | $506,000 | $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 | $202,000 | $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.