CANYON OAKS DR TX 78645
| Owner | CANYON OAKS HOMEOWNERS ASSOCIATION INC |
|---|---|
| Parcel ID | 0172830179 |
| Short ID | 727359 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 108,948 SF |
| Acres | 2.501 |
| Year Built | — |
| Legal | LOT 25 CANYON OAKS PHS 2 (PRIVATE STREET) (PRIVATE STREET) |
| Neighborhood | S09WF |
| Land | $7,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,800 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $7,800 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,800 |
| Value Limitation Adjustment (−) (homestead cap) | −$3,998 |
| Net Appraised (assessed) | $3,802 |
| Taxable Value | $3,802 |
|---|
Appreciation: Market value has risen +550.0% from $1,200 (2021) to $7,800 (2025), a CAGR of 59.7% 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 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 $81. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($3,802) is $3,998 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 100% of market value ($7,800 land vs $0 improvements), about $0/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 $7,800, this parcel sits in the bottom quartile (<25th 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 +59.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $80,954 by 2030, with an estimated annual tax burden around $1,373. 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 195% in 2024, 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% | $38.66 | $38.66 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $15.97 | $15.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14.29 | $14.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4.49 | $4.49 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $3.80 | $3.80 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $3.80 | $3.80 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $81.01 | $81.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,750 | $7,800 | -13.5% |
| Assessed Value | $4,562 | $3,802 | +20.0% |
| Land Value | $6,750 | $7,800 | -13.5% |
| Improvement Value | — | — | — |
| Taxable Value | $4,562 | $3,802 | +20.0% |
| HS Cap Loss | -$2,188 | — | |
| Total Tax 2026 = estimate |
~$97
Estimated
|
~$81
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,750 | $6,750 | +0 (+0.0%) |
| Taxable Value | $4,562 | $4,562 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,750 | $6,750 | — | −$2,188 | $4,562 | $4,562 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,800 | $7,800 | — | −$3,998 | $3,802 | $3,802 | ~$81 | Partial |
| 2024 | $— | — | — | — | $7,800 | $— | $66 | Verified |
| 2023 | $— | — | — | — | $2,640 | $— | $53 | Verified |
| 2022 | $— | — | — | — | $2,640 | $— | $58 | Verified |
| 2021 | $1,200 | — | — | — | $2,640 ! | $— | $65 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -13.5% | +20.0% | 67.6% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 48.7% | Not available | Partial |
| 2024 | +195.5% ! | +20.0% | 40.6% | 0.8500% | 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): +195.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -13.5% | +268.2% | +64.6% | +550.0% | 2025 | -13.5% | 2026 |
| Assessment Ratio | 67.6% | 112.1% | — | 220.0% | 2021 | 48.7% | 2025 |
| Effective Tax Rate (2025) | 1.0400% | 1.0400% | — | 1.0400% | 2025 | 1.0400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$81 | $73 | ~$703 | $81 | 2025 | $65 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$12,454 | ~$12,454 | ~2.0439% | ~$255 | +59.7% |
| 2027 | ~$19,886 | ~$19,886 | ~1.9570% | ~$389 | +154.9% |
| 2028 | ~$31,753 | ~$31,753 | ~1.8702% | ~$594 | +307.1% |
| 2029 | ~$50,700 | ~$50,700 | ~1.7833% | ~$904 | +550.0% |
| 2030 | ~$80,954 | ~$80,954 | ~1.6964% | ~$1,373 | +937.9% |
| 2026 | ~$12,298 | ~$12,298 | ~2.1307% | ~$262 | +57.7% |
| 2027 | ~$19,391 | ~$19,391 | ~2.1307% | ~$413 | +148.6% |
| 2028 | ~$30,574 | ~$30,574 | ~2.1307% | ~$651 | +292.0% |
| 2029 | ~$48,207 | ~$48,207 | ~2.1307% | ~$1,027 | +518.0% |
| 2030 | ~$76,009 | ~$76,009 | ~2.1307% | ~$1,620 | +874.5% |
| 2026 | ~$12,610 | ~$12,610 | ~2.0004% | ~$252 | +61.7% |
| 2027 | ~$20,387 | ~$20,387 | ~1.8702% | ~$381 | +161.4% |
| 2028 | ~$32,961 | ~$32,961 | ~1.7399% | ~$573 | +322.6% |
| 2029 | ~$53,288 | ~$53,288 | ~1.6096% | ~$858 | +583.2% |
| 2030 | ~$86,152 | ~$86,152 | ~1.4793% | ~$1,274 | +1004.5% |
In 2025, this property's market value of $7,800 places it in the bottom 25% for Land/Vacant properties in Travis County (35611 comparable) — -91% below 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 | $7,800 | $24,862 | $85,028 | $363,420 | ↓ Bottom 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 | $1,200 | $6,000 | $14,480 | $80,000 | ↓ Bottom 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.