8015 Purple Aster Pass · Lago Vista, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 26 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 61.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the D grade
The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).
- ARV discount +15.0/15.0
- Cash flow +7.2/30.0
- Schools +4.2/10.0
- Condition / age +3.8/5.0
- Livability +3.6/5.0
- 1% rule +3.3/10.0
- Rent growth +3.2/5.0
- DSCR +1.4/10.0
- Appreciation +0.0/10.0
$334,900
8015 Purple Aster Pass · Lago Vista, TX 78645
4 bd · 3.0 ba · 2,395 sqft · SingleFamily
public records
· 66 Days on market
Built 2022
7,100 sqft lot
Garage
$140/sqft
· 27% below area
Est $459k · 27% under
$78/mo HOA · 3% of rent
↓ 1% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Live the Lago Vista lifestyle at Lakeside at Tessera! Practically new and beautifully cared for, this four-bedroom home offers the perfect blend of comfort, style, and Hill Country living. The main level features a spacious primary suite, open living area, and a gorgeous kitchen with quartz countertops, large island, gas range, and rolling hill views from the kitchen sink. Laminate flooring flows throughout the downstairs. Upstairs, enjoy a spacious game room, three additional bedrooms, and two full baths—perfect for family and guests. Outside your door, enjoy the lake, community boat ramp, playground, infinity-edge pool, amenity center, and miles of walking and biking trails.
Key facts
- Quartz countertops
- Community boat ramp
- Gorgeous kitchen
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/3.0-bath single-family listed at $335k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-460 ($-6k/yr) — negative.
- To cash-flow at today's rent, offer at most $254k (24.3% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (16.9% below list).
- Recommended offer: $254k (24.3% below list) — sets the bar for cash-flow.
- Cap rate 4.6% vs local median 2.4% in Lago Vista — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
Location & tenants
- Location reads 72/100 on livability (#275 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
- Lago Vista ISD (rural): math 33% / reading 51% proficiency, ranked #269 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Lago Vista El (math 32% / reading 47%, grade F, #1,545 of 4,322 statewide, top 38%, 502 students, 34% FRL); Lago Vista Middle (math 28% / reading 47%, grade F, #736 of 1,662 statewide, top 45%, 433 students, 25% FRL); Lago Vista H S (math 42% / reading 57%, grade D, #509 of 1,632 statewide, top 34%, 636 students, 22% FRL) — zoned schools at 27% FRL track the district average.
- Market conditions: Rents rising (+3.0%/yr); 1451 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
- Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
Negotiation context
- It's been on market 66 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$253,579
(24.3% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 66 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
- What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
- What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
- How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.
Investment metrics
- 1% rule
- 0.83% ✗
- Cap rate
- 4.64%
- Cash-on-cash
- -5.89%
- DSCR
- 0.74
- GRM
- 10.0
CMA / ARV
- ARV (median comp)
- $458,790
- List price
- $334,900
- Delta
- -27.00%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 22809 Agave Grove Dr | 0.19mi | 4/3.5 | 2,425 (+1%) | 4mo | $345,000 | $142 | 84 |
| 22913 Agave Grove Dr | 0.22mi | 4/3.5 | 2,395 (0%) | 8mo | $355,000 | $148 | 81 |
| 8119 Prairie Rye Dr | 0.38mi | 3/2.5 (-1) | 2,359 (-2%) | 7mo | $435,000 | $184 | 67 |
| 8014 Shining Flor Run | 0.47mi | 5/2.5 (+1) | 2,386 (-0%) | 5mo | $376,900 | $158 | 67 |
| 7905 Sunrise Ravine Pass | 0.20mi | 4/3.0 | 2,041 (-15%) | 1mo | $419,000 | $205 | 65 |
| 22610 Fountaingrass Ln | 0.45mi | 3/2.5 (-1) | 2,483 (+4%) | 3mo | $449,000 | $181 | 64 |
| 8512 Pine Muhly Dr | 0.69mi | 4/3.0 | 2,422 (+1%) | 6mo | $524,950 | $217 | 61 |
| 22610 Maidengrass Ln | 0.43mi | 4/2.5 | 2,240 (-6%) | 8mo | $439,000 | $196 | 60 |
| 7705 Pace Ravine Dr | 0.39mi | 4/3.0 | 2,118 (-12%) | 4mo | $420,000 | $198 | 59 |
| 22600 Fountaingrass Ln | 0.41mi | 4/2.0 | 2,104 (-12%) | 9mo | $385,000 | $183 | 49 |
| 8010 Shining Flor Run | 0.45mi | 5/3.0 (+1) | 2,040 (-15%) | 5mo | $374,900 | $184 | 45 |
| 8013 Shining Flor Run | 0.44mi | 3/3.5 (-1) | 2,078 (-13%) | 7mo | $369,900 | $178 | 45 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 2.98% rent growth · sell at horizon
5-year hold
- IRR
- -26.3%
- Equity multiple
- 0.11×
- Total profit
- $-83,390
- Equity at exit
- $49,935
10-year hold
- IRR
- -23.1%
- Equity multiple
- -0.17×
- Total profit
- $-109,566
- Equity at exit
- $28,956
Cash invested: $93,772 (down + closing). Projections, not guarantees.
Landlord ↔ Tenant lean methodology
- Overall (STATE)
- 87 Strongly Landlord-Friendly
- State Texas
- 87 Strongly Landlord-Friendly · R+5
- County
- — inherits STATE
- City
- — inherits STATE
3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 42 active · 29 under contract
- Months of supply
- 16.8 mo (6%/mo absorbed)
- Median asking
- $457,475 ($201/sqft)
- Median days on market
- 146 d
- This list price
- 5% of active listings are priced below it
- ARV vs active asking
- -4.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 78645
- Home prices YoY
- -31.6%
- Rents YoY
- 3.0%
- Active inventory
- 1451
- Price-to-rent
- 10.0×
Monthly cashflow live
↻
- Estimated rent
- $2,783 high interval (Pro) →
- Mortgage (P&I)
- −$1,756
- Tax from tax record
- −$685 /mo · $8,224/yr
- Insurance
- −$140
- HOA
- −$78
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$584
- Net cashflow
- $-460
Break-even live
Break-even rent
$3,366
Max offer price
$253,579
Occupancy floor
—
Sensitivity live
| Price | -10% $-271 | -5% $-366 | +0% $-460 | +5% $-555 | +10% $-650 |
|---|---|---|---|---|---|
| Rent | -10% $-680 | -5% $-570 | +0% $-460 | +5% $-350 | +10% $-240 |
| Rate | -1.0pp $-292 | -0.5pp $-375 | base $-460 | +0.5pp $-547 | +1.0pp $-635 |
UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt
Financing live
Cash to close
- Down payment
- $83,725
- Closing costs
- $10,047
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 27 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 8108 Purple Aster Pass Lago Vista, TX | 4.0 | 3.5 | 2395 | $2,550 | $1.06 | 0d | 1 | 0.07mi |
| 22813 Agave Grove Dr Lago Vista, TX | 3.0 | 2.5 | 1638 | $1,925 | $1.18 | 145d | 1 | 0.17mi |
| 22813 Agave Grove Dr Lago Vista, TX | 3.0 | 2.5 | 1638 | $2,075 | $1.27 | 10d | 1 | 0.17mi |
| 8112 Turning Leaf Cir Leander, TX | 4.0 | 3.5 | 2536 | $3,850 | $1.52 | 0d | 1 | 0.17mi |
| 8000 Sunrise Ravine Pass Lago Vista, TX | 4.0 | 3.0 | 2311 | $2,700 | $1.17 | 0d | 1 | 0.18mi |
| 22313 Hidden Sage Cir Lago Vista, TX | 5.0 | 4.0 | 3289 | $3,395 | $1.03 | 46d | 1 | 0.23mi |
| 8000 Prairie Rye Dr Lago Vista, TX | 5.0 | 2.5 | 2645 | $2,495 | $0.94 | 101d | 1 | 0.26mi |
| 8000 Prairie Rye Dr Lago Vista, TX | 5.0 | 2.5 | 2645 | $2,495 | $0.94 | 87d | 1 | 0.26mi |
| 8001 Copper Prairie Bnd Lago Vista, TX | 3.0 | 2.5 | 1616 | $1,995 | $1.23 | 10d | 1 | 0.31mi |
| 22509 Agave Grove Dr Lago Vista, TX | 4.0 | 3.0 | 2263 | $2,650 | $1.17 | 10d | 1 | 0.32mi |
| 8200 Prairie Rye Dr Lago Vista, TX | 3.0 | 2.0 | 2100 | $2,400 | $1.14 | 0d | 1 | 0.38mi |
| 7705 Pace Ravine Dr Lago Vista, TX | 4.0 | 3.0 | 2118 | $2,399 | $1.13 | 85d | 1 | 0.38mi |
| 7609 Turnback Ledge Trl Lago Vista, TX | 4.0 | 3.0 | 2443 | $2,790 | $1.14 | 55d | 1 | 0.42mi |
| 22614 Fountaingrass Ln Lago Vista, TX | 3.0 | 2.0 | 2082 | $2,600 | $1.25 | 69d | 1 | 0.46mi |
| 22614 Fountaingrass Ln Lago Vista, TX | 3.0 | 2.0 | 2082 | $2,600 | $1.25 | 31d | 1 | 0.46mi |
| 8604 Pine Muhly Dr Meadowlakes, TX | 5.0 | 4.0 | 3072 | $2,991 | $0.97 | 22d | 1 | 0.68mi |
| 22300 Lago Lookout Ln Lago Vista, TX | 3.0 | 3.0 | 2527 | $2,590 | $1.02 | 69d | 1 | 0.71mi |
| 8512 Red Bottle Brush Rd Meadowlakes, TX | 3.0 | 2.5 | 1803 | $2,550 | $1.41 | 0d | 1 | 0.76mi |
| 8512 Red Bottle Brush Rd Meadowlakes, TX | 3.0 | 2.5 | 1933 | $2,650 | $1.37 | 19d | 1 | 0.76mi |
| 8512 Red Bottle Brush Rd Meadowlakes, TX | 3.0 | 2.5 | 1933 | $2,700 | $1.40 | 33d | 1 | 0.76mi |
| 22419 Red Sage Cv Meadowlakes, TX | 4.0 | 3.0 | 2068 | $2,800 | $1.35 | 184d | 1 | 0.84mi |
| 7801 Dakota Cir Lago Vista, TX | 3.0 | 2.0 | 1813 | $2,250 | $1.24 | 129d | 1 | 1.00mi |
| 20806 Northland Cir Lago Vista, TX | 3.0 | 2.5 | 1962 | $3,450 | $1.76 | 1d | 1 | 1.32mi |
| 20806 Northland Cir Lago Vista, TX | 3.0 | 2.5 | 1962 | $3,450 | $1.76 | 20d | 1 | 1.32mi |
| 8424 Bronco Buster Trl Lago Vista, TX | 3.0 | 2.5 | 2185 | $2,776 | $1.27 | 88d | 1 | 1.40mi |
| 21102 Brewer Ln Lago Vista, TX | 4.0 | 2.0 | 1837 | $2,500 | $1.36 | 5d | 1 | 1.44mi |
| 20629 Adobe Trl Lago Vista, TX | 5.0 | 2.5 | 2836 | $3,400 | $1.20 | 123d | 1 | 1.46mi |
Property features AI
Finance
- HOA & community
- Part of a homeowners association (Lakeside at Tessera)Monthly association fee of $78Association fee covers common area maintenanceCommunity amenities: barbecue, common grounds, community mailbox, curbs, lake access, playground, park, pool, sport courts, street lights, sidewalks, trails/paths
Exterior
- Parking
- Garage2 garage spaces4 total parking spaces2 covered spaces
- Security
- Pre-wiredSmoke detectors
- Utilities
- Electricity connectedNatural gas connectedPublic waterPublic sewerUnderground utilities
- Home design
- 2-story homeNorth-facingSlab foundationResale property
- Construction
- Brick and stucco constructionComposition roofBuilt (year per public records)
- Exterior features
- Covered rear porchWrought iron fencingSprinklers (in-ground)Corner lotLake Travis viewCommunity pool
Interior
- Kitchen
- DishwasherFree-standing gas ovenFree-standing gas rangeDisposal
- Bedrooms
- 1 main-level bedroom
- Flooring
- CarpetLaminateTile
- Bathrooms
- 3 full bathrooms1 half bathroom
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Open floorplanInterior stepsKitchen islandPantryQuartz countersRecessed lightingSoaking tubWalk-in closet(s)Double pane windowsMain level primary
- Laundry & utility
- Laundry in hall on main level
HOA detail $78/mo · $936/yr
- Likely covers
- gaspool
Listing history 50 events
-
2026-11-08days on market $334,900 Active 66 DOM
-
2026-11-07days on market $334,900 Active 65 DOM
-
2026-11-06days on market $334,900 Active 64 DOM
-
2026-11-05days on market $334,900 Active 63 DOM
-
2026-11-04days on market $334,900 Active 62 DOM
-
2026-11-02days on market $334,900 Active 60 DOM
-
2026-11-01days on market $334,900 Active 59 DOM
-
2026-10-31days on market $334,900 Active 58 DOM
-
2026-10-30days on market $334,900 Active 57 DOM
-
2026-10-29days on market $334,900 Active 56 DOM
-
2026-10-28days on market $334,900 Active 55 DOM
-
2026-10-27days on market $334,900 Active 54 DOM
-
2026-10-26days on market $334,900 Active 53 DOM
-
2026-10-26days on market $334,900 Active 52 DOM
-
2026-10-24days on market $334,900 Active 51 DOM
-
2026-10-23days on market $334,900 Active 50 DOM
-
2026-10-22days on market $334,900 Active 49 DOM
-
2026-10-21days on market $334,900 Active 48 DOM
-
2026-10-20days on market $334,900 Active 47 DOM
-
2026-10-19days on market $334,900 Active 46 DOM
-
2026-10-18days on market $334,900 Active 45 DOM
-
2026-10-17days on market $334,900 Active 44 DOM
-
2026-10-16days on market $334,900 Active 43 DOM
-
2026-10-15days on market $334,900 Active 42 DOM
-
2026-10-14days on market $334,900 Active 41 DOM
-
2026-10-13days on market $334,900 Active 40 DOM
-
2026-10-12days on market $334,900 Active 39 DOM
-
2026-10-11days on market $334,900 Active 38 DOM
-
2026-10-10days on market $334,900 Active 37 DOM
-
2026-10-09days on market $334,900 Active 36 DOM
-
2026-10-08days on market $334,900 Active 35 DOM
-
2026-10-07days on market $334,900 Active 34 DOM
-
2026-10-06days on market $334,900 Active 33 DOM
-
2026-10-05days on market $334,900 Active 32 DOM
-
2026-10-04days on market $334,900 Active 31 DOM
-
2026-10-04days on market $334,900 Active 30 DOM
-
2026-10-02days on market $334,900 Active 29 DOM
-
2026-10-01days on market $334,900 Active 28 DOM
-
2026-09-30days on market $334,900 Active 27 DOM
-
2026-09-29days on market $334,900 Active 26 DOM
-
2026-09-28days on market $334,900 Active 25 DOM
-
2026-09-27days on market $334,900 Active 24 DOM
-
2026-09-25days on market $334,900 Active 22 DOM
-
2026-09-24days on market $334,900 Active 21 DOM
-
2026-09-23days on market $334,900 Active 20 DOM
-
2026-09-22days on market $334,900 Active 19 DOM
-
2026-09-21days on market $334,900 Active 18 DOM
-
2026-09-20days on market $334,900 Active 17 DOM
-
2026-09-19days on market $334,900 Active 16 DOM
-
2026-09-18days on market $334,900 Active 15 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Tax reassessment forecast TX · Resets to sale price
- Current annual tax
- $8,224 · $685/mo
- Projected year-2 tax
- $8,224 · $685/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 8/10 Severe 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
- Wind 6/10 Major 61% chance of damaging wind over 30 yrs
- Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $33,399
- − Mortgage interest
- −$18,760
- − Property taxes
- −$8,224
- − Insurance
- −$1,674
- − Repairs & maintenance
- −$2,672
- − Management
- −$2,672
- − HOA
- −$936
- − Depreciation
- −$9,743
- Taxable loss
- −$11,281
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,707
- After-tax cash flow
- $-2,817/yr
For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.
Condition & rehab AI · 0 photos
75/100
Cosmetic rehab
Est. rehab $11,975–$35,925 screening
This 2-story home is in good condition with modern amenities and a desirable location. It is move-in ready with minor cosmetic improvements that could further enhance its value.
Value-add opportunities
- Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
- Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
- Both Upgrade lighting fixtures — Improves ambiance and safety ↑
- Both Install smart home technology — Enhances convenience and adds value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 42/100
Zoned Schools
Elementary
Lago Vista El
F
TX #1,545/4,322
Nat'l #19,648/41,679
Middle
Lago Vista Middle
F
TX #736/1,662
Nat'l #6,708/14,009
High
Lago Vista H S
D
TX #509/1,632
Nat'l #5,677/17,239
Schools (NCES district)
- District
- Lago Vista ISD
- NCES district ID
- 4826400
- Math proficiency
- 33% ▼ -24.00%
- Reading proficiency
- 51% ▼ -11.00%
- Median HH income
- $73,671
- Composite
- 38.35/100
- National rank
- #4216
- State rank
- #269 of 826 in TX
B
Composite livability gradescore 72/100
Livability — Lago Vista
- Score
- 72/100
- State rank
- #275
- US rank
- #6393
Category grades
Amenities F
Commute F
Cost of living B-
Crime A+
Employment A+
Housing A+
Health & safety F
User ratings A+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Lago Vista, TX
- County
- Travis County · 1,545,133 people
- City population
- 15,256
- Metro
- Austin-Round Rock-Georgetown, TX
- Population (ZIP)
- 15,256
- Household income
- $113,008
- Rent vs Own
- Severe rent burden
- 24% of renters
Population outlook (Travis County) Hauer SSP2
- Today (2025)
- 1,545,133 people
- By 2030
- 1,729,269 · +11.9%
- By 2040
- 2,097,596 · +35.8%
- By 2050
- 2,463,890 · +59.5%
- By 2075
- 3,249,374 · +110.3%
- By 2100
- 3,801,868 · +146.1%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Predominantly White (73%)
- Race & ethnicity
- White 73% Hispanic / Latino 19% Two or more races 11% Black 2%
- Hispanic origin (detail)
- Mexican 15%
- Languages at home
- 85% English-only · Spanish 12% Other Indo-European 1% German/W. Germanic 1%
Political lean MEDSL · Travis
- 2024 margin
- Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
- 2008→2024 swing
- +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
- All cycles
- 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -98.02%
- Current HPI
- 211.9678
- Rent YoY
- ▲ 2.98%
- Metro
- Austin-Round Rock-Georgetown, TX
- State GDP YoY
- ▲ 3.95%
- F500 in state
- 110
Industry mix (Fortune 500 HQ in TX)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Energy | 16 | $1,198B |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-1.5% since first listed3 events — show timeline
- 2026-09-09 Price Changed $334,900 Unlock MLS
- 2026-09-03 Listed $339,900 Unlock MLS
- 2026-04-30 Contingent — Unlock MLS
Property tax history
+77.5%/yrLatest (2026): $8,224 · -11.0% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…