5500 CANYON OAKS DR TX 78645
| Owner | 5500 CANYON OAKS LLC |
|---|---|
| Parcel ID | 0174830110 |
| Short ID | 727364 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 3,767 SF |
| Land SF | 40,685 SF |
| Acres | 0.934 |
| Year Built | 2022 |
| Legal | LOT 4 CANYON OAKS PHS 2 |
| Neighborhood | S09WF |
| Land | $1,300,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,300,000 |
| Improvement | $900,000 |
|---|---|
| Total Improvement | $900,000 |
| Market | $2,200,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,200,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,200,000 |
| Taxable Value | $2,200,000 |
|---|
Appreciation: Market value has risen +1000.0% from $200,000 (2021) to $2,200,000 (2025), a CAGR of 82.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→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 $46,876. 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 59% of market value ($1,300,000 land vs $900,000 improvements), about $32/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,200,000, 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 +82.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $44,072,079 by 2030, with an estimated annual tax burden around $60,107. 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.
13 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,767 SF | ✗ |
| 1ST | 1st Floor | 2,647 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 1,206 SF | ✓ |
| 2ND | 2nd Floor | 1,120 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 739 SF | ✗ |
| 612 | TERRACE UNCOVERD | 375 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 240 SF | ✗ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 250 | HALF BATHROOM | 1 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| 604 | POOL RES CONC | 1 SF | ✗ |
| 447 | SPA CONCRETE | 1 SF | ✗ |
Market value changed by 432% 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% | $22,371.80 | $22,371.80 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $9,240.00 | $9,240.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,268.59 | $8,268.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,596.51 | $2,596.51 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $2,200.00 | $2,200.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $2,199.27 | $2,199.27 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $46,876.17 | $46,876.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,372,865 | $2,200,000 | -37.6% |
| Assessed Value | $1,372,865 | $2,200,000 | -37.6% |
| Land Value | $540,000 | $1,300,000 | -58.5% |
| Improvement Value | $832,865 | $900,000 | -7.5% |
| Taxable Value | $1,372,865 | $2,200,000 | -37.6% |
| Total Tax 2026 = estimate |
~$29,252
Estimated
|
~$46,876
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,372,865 | $1,372,865 | +0 (+0.0%) |
| Taxable Value | $1,372,865 | $1,372,865 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,372,865 | $540,000 | $832,865 | — | $1,372,865 | $1,372,865 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,200,000 | $1,300,000 | $900,000 | — | $2,200,000 | $2,200,000 | ~$46,876 | Partial |
| 2024 | $1,992,780 | — | — | −$692,780 | $1,300,000 | $— | $46,960 | Verified |
| 2023 | $— | — | — | — | $440,000 | $— | $40,307 | Verified |
| 2022 | $— | — | — | — | $374,440 | $— | $8,268 | Verified |
| 2021 | $200,000 | — | — | — | $440,000 ! | $— | $10,904 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -37.6% | -37.6% | ~100% | Not available | Partial |
| 2025 | -9.7% | -9.7% | ~100% | Not available | Partial |
| 2024 | +22.3% | +22.3% | ~100% | 1.9300% | Verified |
| 2023 | +432.2% ! | +432.2% | ~100% | 2.0200% | Verified |
| 2022 | -14.9% | -14.9% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 5.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +400.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -37.6% | +289.7% | +104.1% | +896.4% | 2024 | -37.6% | 2026 |
| Assessment Ratio | 100.0% | 121.3% | — | 220.0% | 2021 | 65.2% | 2024 |
| 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 |
$46,876 | $34,913 | ~$54,773 | $46,960 | 2024 | $10,904 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,006,553 | ~$2,420,000 | ~2.0439% | ~$49,462 | +82.1% |
| 2027 | ~$7,296,575 | ~$2,662,000 | ~1.9570% | ~$52,096 | +231.7% |
| 2028 | ~$13,288,232 | ~$2,928,200 | ~1.8702% | ~$54,762 | +504.0% |
| 2029 | ~$24,200,000 | ~$3,221,020 | ~1.7833% | ~$57,440 | +1000.0% |
| 2030 | ~$44,072,079 | ~$3,543,122 | ~1.6964% | ~$60,107 | +1903.3% |
| 2026 | ~$3,962,553 | ~$2,420,000 | ~2.1307% | ~$51,564 | +80.1% |
| 2027 | ~$7,137,192 | ~$2,662,000 | ~2.1307% | ~$56,720 | +224.4% |
| 2028 | ~$12,855,228 | ~$2,928,200 | ~2.1307% | ~$62,392 | +484.3% |
| 2029 | ~$23,154,325 | ~$3,221,020 | ~2.1307% | ~$68,631 | +952.5% |
| 2030 | ~$41,704,651 | ~$3,543,122 | ~2.1307% | ~$75,495 | +1795.7% |
| 2026 | ~$4,050,553 | ~$2,420,000 | ~2.0004% | ~$48,411 | +84.1% |
| 2027 | ~$7,457,717 | ~$2,662,000 | ~1.8702% | ~$49,783 | +239.0% |
| 2028 | ~$13,730,852 | ~$2,928,200 | ~1.7399% | ~$50,947 | +524.1% |
| 2029 | ~$25,280,699 | ~$3,221,020 | ~1.6096% | ~$51,845 | +1049.1% |
| 2030 | ~$46,545,819 | ~$3,543,122 | ~1.4793% | ~$52,413 | +2015.7% |
In 2025, this property's market value of $2,200,000 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 26× 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 | $2,200,000 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $1,992,780 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $200,000 | $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.