5508 CANYON OAKS DR LAGO VISTA, TX 78645
| Owner | MATHESON JEREMY CHAD & TAWNEE LEE |
|---|---|
| Parcel ID | 0174830108 |
| Short ID | 727362 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,069 SF |
| Land SF | 42,994 SF |
| Acres | 0.987 |
| Year Built | 2017 |
| Legal | LOT 2 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 | $1,200,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,200,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,200,000 |
| Exemptions (−) (HS) | −$240,000 |
|---|---|
| Taxable Value | $960,000 |
Appreciation: Market value has risen +37.5% from $872,995 (2021) to $1,200,000 (2025), a CAGR of 8.3% 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 Residential parcel countywide rose +45.8%, so this parcel has lagged the broader residential 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 $20,455. Lago Vista ISD is the largest single contributor, at 42.7% of the total 2025 levy.
Homestead Cap History: This property had an active homestead cap as recently as 2024 ($800,303, ~66.7% of market value at the time). The cap has since reset or expired. Verified clear — 2025 Certified Historical data from AJR 2021–2024 (Partial confidence). Current status confirmed by 2025 TCAD Certified Export.
Asset Class: Single-family residential. Buyer should verify which exemptions carry and which reset at sale. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 108% of market value ($1,300,000 land vs $0 improvements), about $30/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 $1,200,000, this parcel sits in the top quartile (≥75th percentile) of Residential property in Travis County — county median $479,535 (P25 $358,633 / P75 $737,055, n=318,609). Residential here is the broad TCAD category — every residential 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 +8.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,786,048 by 2030, with an estimated annual tax burden around $30,299. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,069 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,069 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 550 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 470 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| 447 | SPA CONCRETE | 1 SF | ✗ |
Market value changed by 185% 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% | $8,338.58 | $8,338.58 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $4,032.00 | $4,032.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,608.11 | $3,608.11 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,200.00 | $1,200.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $1,199.60 | $1,199.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,133.02 | $1,133.02 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $19,511.31 | $19,511.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,194,000 | $1,200,000 | -0.5% |
| Assessed Value | $1,194,000 | $1,200,000 | -0.5% |
| Land Value | $540,000 | $1,300,000 | -58.5% |
| Improvement Value | $654,000 | — | — |
| Taxable Value | $955,200 | $960,000 | -0.5% |
| Exemptions | HS | HS | |
| HS Cap Loss | — | -$800,303 (2024) | |
| Total Tax 2026 = estimate |
~$20,353
Estimated
|
~$19,511
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,194,000 | $1,194,000 | +0 (+0.0%) |
| Taxable Value | $955,200 | $955,200 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,194,000 | $540,000 | $654,000 | — | $1,194,000 | $955,200 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,200,000 | $1,300,000 | — | — | $1,200,000 | $960,000 | ~$19,511 | Partial |
| 2024 | $2,601,120 | — | — | −$1,301,120 | $1,300,000 | $— | $17,806 | Verified |
| 2023 | $912,420 | — | — | −$472,420 | $440,000 | $— | $15,591 | Verified |
| 2022 | $873,906 | — | — | −$433,906 | $440,000 | $— | $15,970 | Verified |
| 2021 | $872,995 | — | — | −$432,995 | $440,000 | $— | $17,375 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.5% | -0.5% | ~100% | Not available | Partial |
| 2025 | -42.9% | +8.7% | ~100% | Not available | Partial |
| 2024 | -19.3% | +10.0% | 52.6% | 0.8500% | Verified |
| 2023 | +185.1% ! | +10.0% | 38.6% | 0.6000% | Verified |
| 2022 | +4.4% | +4.4% | ~100% | 1.7500% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +37.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.5% | +27.0% | +8.4% | +185.1% | 2024 | -53.9% | 2025 |
| Assessment Ratio | 100.0% | 66.5% | — | 100.0% | 2025 | 48.2% | 2023 |
| Effective Tax Rate (2025) | 1.6300% | 1.6300% | — | 1.6300% | 2025 | 1.6300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,511 | $17,251 | ~$28,459 | $19,511 | 2025 | $15,591 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,299,342 | ~$1,299,342 | ~2.0439% | ~$26,557 | +8.3% |
| 2027 | ~$1,406,909 | ~$1,406,909 | ~1.9570% | ~$27,533 | +17.2% |
| 2028 | ~$1,523,380 | ~$1,523,380 | ~1.8702% | ~$28,490 | +26.9% |
| 2029 | ~$1,649,494 | ~$1,649,494 | ~1.7833% | ~$29,415 | +37.5% |
| 2030 | ~$1,786,048 | ~$1,786,048 | ~1.6964% | ~$30,299 | +48.8% |
| 2026 | ~$1,275,342 | ~$1,275,342 | ~2.1307% | ~$27,174 | +6.3% |
| 2027 | ~$1,355,415 | ~$1,355,415 | ~2.1307% | ~$28,880 | +13.0% |
| 2028 | ~$1,440,515 | ~$1,440,515 | ~2.1307% | ~$30,694 | +20.0% |
| 2029 | ~$1,530,959 | ~$1,530,959 | ~2.1307% | ~$32,621 | +27.6% |
| 2030 | ~$1,627,081 | ~$1,627,081 | ~2.1307% | ~$34,669 | +35.6% |
| 2026 | ~$1,323,342 | ~$1,320,000 | ~2.0004% | ~$26,406 | +10.3% |
| 2027 | ~$1,459,363 | ~$1,452,000 | ~1.8702% | ~$27,155 | +21.6% |
| 2028 | ~$1,609,364 | ~$1,597,200 | ~1.7399% | ~$27,789 | +34.1% |
| 2029 | ~$1,774,783 | ~$1,756,920 | ~1.6096% | ~$28,279 | +47.9% |
| 2030 | ~$1,957,204 | ~$1,932,612 | ~1.4793% | ~$28,589 | +63.1% |
In 2025, this property's market value of $1,200,000 places it in the top 25% for Residential properties in Travis County (318609 comparable) — +150% above the county median of $479,535. Residential here is the broad TCAD category — every residential 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 | $1,200,000 | $358,633 | $479,535 | $737,055 | ↑ Top 25% | -6.4% |
| 2024 | $2,601,120 | $384,868 | $512,735 | $786,167 | ↑ Top 25% | -8.7% |
| 2023 | $912,420 | $424,496 | $565,716 | $845,447 | ↑ Top 25% | -2.1% |
| 2022 | $873,906 | $435,080 | $581,770 | $864,060 | ↑ Top 25% | +53.2% |
| 2021 | $872,995 | $239,232 | $328,865 | $488,922 | ↑ 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.