5104 CANYON OAKS DR TX 78645
| Owner | BURD SHARON |
|---|---|
| Parcel ID | 0172830171 |
| Short ID | 727353 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,405 SF |
| Land SF | 41,905 SF |
| Acres | 0.962 |
| Year Built | 2021 |
| Legal | LOT 20 CANYON OAKS PHS 2 |
| Neighborhood | S09WF |
| Land | $1,677,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,677,000 |
| Improvement | $186,759 |
|---|---|
| Total Improvement | $186,759 |
| Market | $1,863,759 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,863,759 |
| Value Limitation Adjustment (−) (homestead cap) | −$198,201 |
| Net Appraised (assessed) | $1,665,558 |
| Exemptions (−) (HS) | −$333,112 |
|---|---|
| Taxable Value | $1,332,446 |
Appreciation: Market value has risen +749.9% from $219,300 (2021) to $1,863,759 (2025), a CAGR of 70.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 outpaced 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 $28,391. Lago Vista ISD is the largest single contributor, at 43.9% of the total 2025 levy.
Assessment Gap: Assessed value ($1,665,558) is $198,201 below market value, suggesting potential for an upward assessment in future years.
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 90% of market value ($1,677,000 land vs $186,759 improvements), about $40/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 $1,863,759, 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 +70.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $27,044,481 by 2030, with an estimated annual tax burden around $45,505. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 4,408 SF | ✗ |
| 1ST | 1st Floor | 3,405 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 1,617 SF | ✓ |
| 571 | STORAGE DET | 900 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 310 SF | ✗ |
| 612 | TERRACE UNCOVERD | 184 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 2 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
Market value changed by 623% 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $12,125.98 | $12,125.98 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $5,596.27 | $5,596.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,007.93 | $5,007.93 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,665.56 | $1,665.56 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $1,665.01 | $1,665.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,572.59 | $1,572.59 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $27,633.34 | $27,633.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,531,951 | $1,863,759 | -17.8% |
| Assessed Value | $1,531,951 | $1,665,558 | -8.0% |
| Land Value | $696,600 | $1,677,000 | -58.5% |
| Improvement Value | $835,351 | $186,759 | +347.3% |
| Taxable Value | $1,225,561 | $1,332,446 | -8.0% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$26,113
Estimated
|
~$27,633
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,531,951 | $1,531,951 | +0 (+0.0%) |
| Taxable Value | $1,225,561 | $1,225,561 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,531,951 | $696,600 | $835,351 | — | $1,531,951 | $1,225,561 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,863,759 | $1,677,000 | $186,759 | −$198,201 | $1,665,558 | $1,332,446 | ~$27,633 | Partial |
| 2024 | $1,500,000 | — | — | — | $1,500,000 | $— | $24,557 | Verified |
| 2023 | $496,730 | — | — | −$14,270 | $482,460 | $— | $25,005 | Verified |
| 2022 | $— | — | — | — | $482,460 | $— | $10,969 | Verified |
| 2021 | $219,300 | — | — | — | $482,460 ! | $— | $11,383 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -17.8% | -8.0% | ~100% | Not available | Partial |
| 2025 | +24.3% | +11.0% | 89.4% | Not available | Partial |
| 2024 | -58.2% | -58.2% | ~100% | 1.6400% | Verified |
| 2023 | +622.8% ! | +622.8% | ~100% | 0.7000% | Verified |
| 2022 | +3.0% | +3.0% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 5.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +286.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -17.8% | +83.8% | +78.1% | +202.0% | 2024 | -17.8% | 2026 |
| Assessment Ratio | 100.0% | 121.3% | — | 220.0% | 2021 | 89.4% | 2025 |
| Effective Tax Rate (2025) | 1.4800% | 1.4800% | — | 1.4800% | 2025 | 1.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$27,633 | $22,145 | ~$41,467 | $27,633 | 2025 | $11,383 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,182,200 | ~$1,832,114 | ~2.0439% | ~$37,446 | +70.7% |
| 2027 | ~$5,433,320 | ~$2,015,325 | ~1.9570% | ~$39,440 | +191.5% |
| 2028 | ~$9,276,905 | ~$2,216,858 | ~1.8702% | ~$41,459 | +397.8% |
| 2029 | ~$15,839,478 | ~$2,438,543 | ~1.7833% | ~$43,486 | +749.9% |
| 2030 | ~$27,044,481 | ~$2,682,398 | ~1.6964% | ~$45,505 | +1351.1% |
| 2026 | ~$3,144,925 | ~$1,832,114 | ~2.1307% | ~$39,037 | +68.7% |
| 2027 | ~$5,306,778 | ~$2,015,325 | ~2.1307% | ~$42,941 | +184.7% |
| 2028 | ~$8,954,709 | ~$2,216,858 | ~2.1307% | ~$47,235 | +380.5% |
| 2029 | ~$15,110,264 | ~$2,438,543 | ~2.1307% | ~$51,959 | +710.7% |
| 2030 | ~$25,497,209 | ~$2,682,398 | ~2.1307% | ~$57,155 | +1268.1% |
| 2026 | ~$3,219,476 | ~$1,832,114 | ~2.0004% | ~$36,650 | +72.7% |
| 2027 | ~$5,561,354 | ~$2,015,325 | ~1.8702% | ~$37,690 | +198.4% |
| 2028 | ~$9,606,737 | ~$2,216,858 | ~1.7399% | ~$38,570 | +415.4% |
| 2029 | ~$16,594,773 | ~$2,438,543 | ~1.6096% | ~$39,250 | +790.4% |
| 2030 | ~$28,665,974 | ~$2,682,398 | ~1.4793% | ~$39,680 | +1438.1% |
In 2025, this property's market value of $1,863,759 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 22× 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 | $1,863,759 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,500,000 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $496,730 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $219,300 | $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.