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5504 CANYON OAKS DR LAGO VISTA, TX 78645

Travis County, TX · Parcel 0174830109
2026 Property Tax Calendar ◷ Today: September 17, 2026
Valuation Date
Jan 1
Notices Mailed
Apr 15
Protest Deadline
May 15
Roll Certified
Jul 25
Rates Adopted
Sep 1
Payment Due
Jan 31
At a Glance
2025 Appraisal Certified
What your home was worth
$2,178,017
Your home's 2025 certified value. Verified
What your home is taxed on
$1,297,640
Your home's 2025 taxable value — 40% below market value thanks to the homestead cap and exemptions. Verified
What you paid in taxes
~$26,874
Estimated by adding up 2025 entity-level billing records — some taxing entities may be missing from this total. Partial
Your homestead savings (2025)
$18,759
Your homestead exemption saved you an estimated $18,759 in 2025.
2026 Certified
What your home is worth (2026 certified)
$1,325,175
TCAD's 2026 certified appraisal — -39% vs. 2025. Final, not subject to change. Certified
What your home will be taxed on (2026 certified)
$1,060,140
TCAD's 2026 certified taxable value — 20% below market value thanks to the homestead cap and exemptions. Final, not subject to change. Certified
Estimated 2026 taxes
~$22,589
2026 taxable value × your entities' 2025 rates — 2026 rates aren't adopted until August/September, so this uses last year's rates as the best available assumption. Estimated
Estimated 2026 homestead savings
$5,647
Your homestead exemption is projected to save you an estimated $5,647 in 2026.
Estimated uses last year's (2025) rate assumption ⓘ.
Satellite View Imagery: Esri
Satellite image not available
We couldn't locate this property on the map — this can happen for parcels whose address our geocoder can't confidently match.
Your Tax Bill, This Year
Your 2026 Value: Preliminary → Certified how your 2026 value moved since the June 9, 2026 preliminary notice
2026 Preliminary Preliminary 2026 Certified Certified Change
What your home is worth $1,325,175 $1,325,175 +0 (+0.0%)
What your home will be taxed on $1,060,140 $1,060,140 +0 (+0.0%)
Preliminary from TCAD's June 9, 2026 export; certified from TCAD's July 25, 2026 certified appraisal roll — final, not subject to change. Taxable-value comparison uses the same homestead-cap-aware figure shown elsewhere on this page, not TCAD's raw preliminary/certified export value.
Where Your 2025 Tax Dollars Went
Taxing Entity Taxable Value 2025 Rate You Paid Share
Lago Vista ISD $1,157,640 1.0169% $11,772 43.8%
City of Lago Vista $1,297,640 0.4200% $5,450 20.3%
Travis County $1,297,641 0.3758% $4,877 18.1%
Travis County ESD # 01 $1,622,050 0.1000% $1,622 6.0%
Travis County ESD # 07 $1,622,045 0.1000% $1,622 6.0%
Travis Central Health $1,297,637 0.1180% $1,532 5.7%
Total — 2.1307% $26,874 100%
Your Exemptions

You have 1 exemption applied to this property (as of the 2026 preliminary roll):

Homestead HS
How We Got Here
Your Home's Value Over Time

Here's how your home's value has changed over the past 6 years.

Your Home's Value vs. What You're Taxed On gap up to 40.4%

The top line is your home's certified market value. The bottom line is your taxable value — the number your tax bill is actually calculated from. The gap between them is real money: it's what your homestead exemption and value-growth cap are protecting you from being taxed on.

This gap is why your tax bill is lower than a straight percentage of your home's market value would suggest — your homestead exemption and the 10% annual cap on taxable-value growth are doing real work here. Same figures as the certified values on record for this parcel.
Your Tax Rate & Bill — Last 5 Years
YearCombined Tax RateTaxes Paid
2025 2.1307% ~$26,874 Partial
2024 2.0834% $24,124 Verified
2023 2.0226% $21,166 Verified
2022 2.2082% $21,490 Verified
2021 2.4782% $23,087 Verified
Combined rate = the total of all your taxing entities' rates that year. Years marked “Verified” are confirmed directly from the Travis County Tax Office. Years marked “Partial” are reconstructed from portal payment receipts or incomplete billing records and may not reflect every adjustment. Where no billing record exists for a year, an estimate computed from that year's certified taxable value × combined rate may be shown instead (marked “Computed”) — not an actual billed amount.
How This Parcel Compares
How You Compare Countywide

Your home's value is higher than the typical home in Travis County (county median: $479,535).

Because property taxes are based on value, your tax bill is likely higher than similar homes.

More Resources
Helpful Links
Apply for a homestead exemption ↗
Protest your property value ↗
Pay your property taxes ↗
Contact TCAD ↗
View this property on TCAD ↗
Open County Interactive Map ↗
Post-Acquisition Tax Estimate Estimate · Not a prediction
Property: 3,298 SF main area · 4,502 SF gross · 0.978 ac lot
$

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.

Property Tax News for Homeowners
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