Todd Massey RealtyeXp LuxuryDeep water on the main body of Lake Travis.
Lago Vista, Texas · mile 27 · 2.57 acres on the water
Lake Travis is a working reservoir, so its level moves. Here's where it stood recently, and where this home sits on it.
Lake level from the Texas Water Development Board's Water Data for Texas. Floor elevation from the home's FEMA Elevation Certificate. Both are explained in Owning on deep water.
Walk out onto the deck before you look at anything else. The rest of the house makes more sense from out there.
Todd Massey
Listing agent, 2406 Patriot Drive
Thank you for taking a look. I built this site to give you a straight picture of the property before you ever make the drive, and something to come back to after you've walked it.
Inside you'll find the home itself, a plain-English look at owning on deep water (flood zone, insurance, docks, and taxes included), what the Lago Vista POA gives you, how this home compares with the other waterfront homes for sale nearby, what to look for when you visit, and practical notes for anyone moving from out of town.
My family moved to the lake in 1984, I graduated from Lago Vista High School, and I serve as Secretary of the Lago Vista POA board. If you're working with an agent, they're your first call, and I'm happy to get them whatever they need. If you're not, call or write me directly and I'll answer what I can about the home, the lake, and the town.
The lot sits where the main body of the lake meets a quiet cove, so there are two water exposures instead of one. The deck wraps to take in both. Inside, 2,090 of the 2,288 square feet are on one level: kitchen, living, and all three bedrooms together, with no interior stairs once you're up.
A wraparound deck across the lake side of the house, reached from the living room and the primary suite, with no neighboring house beside it in the view.
About 27 by 23 feet, with a wall of windows and arched transoms facing the water and a fireplace in the corner.
About 18 by 23 feet with its own angled bay toward the lake. The bath has a soaking tub, a separate shower, double vanities, and a walk-in closet.
Refreshed counters, backsplash, and flooring, an island with storage, a pantry, and a bay-windowed breakfast nook with a door to the deck.
Standing-seam metal roof. HardiPlank siding, air conditioning, and exterior doors replaced in 2019. Flooring replaced throughout, and a grinder pump about five years old.
A four-car garage plus a lower-level storage room, on 2.57 acres heavily treed in live oak. There is room here for a workshop, the lake gear, and the cars.
Floor plans by CubiCasa. Measurements are deemed reliable but not guaranteed.
Lake Travis is a water-supply and flood-control reservoir run by the LCRA. It rises and falls, sometimes by a lot. Coves at the far ends go shallow first, and the main body holds its water longest. This home sits on the main body. Below is where it sits against the lake's own history, and plain answers to the questions buyers ask about any waterfront home here.
Elevations in feet above sea level
Swipe the chart sideways to read every label.
The property is in FEMA flood zone AE on the current map, and flood insurance will be required by most mortgage lenders.
The 2013 Elevation Certificate, the survey, and the disclosure are ready for your agent. Ask an insurance agent for a quote early. The National Flood Insurance Program is extended through December 11, 2026, and private flood policies are also written here.
The previous dock was removed and hasn't been replaced. The lot is set up for walking down to the water rather than trailering a boat to it. The POA's Bar-K and Marina View ramps and its 137-slip marina are nearby (see below).
If you want your own dock later, the LCRA sets the rules for Lake Travis. LCRA dock guidelines
Taxes are figured fresh for a new owner, so the current bill won't match yours. The combined 2025 rate for this area was about 2.1% of taxable value. A primary residence gets a $140,000 school homestead exemption, and taxable value on a homestead can rise at most 10% a year. Verify with the Travis Central Appraisal District.
Subject to the LCRA shoreline setback. The survey shows where the lot lines and setback fall.
About these figures. Floor elevations and the base flood elevation are from a FEMA Elevation Certificate dated June 19, 2013 (NAVD 88, FIRM panel 48453C0195H, effective 2008): top of bottom floor 702.3 ft, attached garage slab 701.8 ft, next higher floor 717.7 ft, base flood elevation 722 ft. Lake levels are reported by the LCRA and the Texas Water Development Board in feet above mean sea level; the two datums differ slightly, so comparisons are approximate. Lake level of 675.19 ft on September 24, 2026 from Water Data for Texas. Record high and low from LCRA and public records. Flood zone designation, insurance availability and cost, dock permitting, and property taxes should be independently verified by the buyer with their lender, insurance agent, the LCRA, and the Travis Central Appraisal District. Tax rate is the approximate 2025 combined rate for City of Lago Vista, Lago Vista ISD, Travis County, Central Health, ESD 1, and ACC, before exemptions.
2406 Patriot is a member property of the Lago Vista Property Owners Association. It's self-managed, about 8,100 owners strong, and holds roughly 350 acres of parks, boat ramps, a marina, pools, and trails for members and their guests.
Coffee on the deck, watching the main body wake up before the boats come out.
Put the boat in at Bar-K, or walk down the path and swim off your own shoreline.
Pickleball or the pool at Bar-K Park, or 18 holes at the city's Lago Vista Golf Course.
Back on the deck as the light goes gold over the water, and dark skies after that.
POA
The hub. A boat ramp and courtesy dock, the POA pool, tennis and pickleball courts, basketball, sand volleyball, a soccer field, playgrounds, and pavilions.
POA amenitiesPOA
A second ramp, the POA marina with 137 slips from 20 to 36 feet with water and power (assigned by waiting list), and a stocked fishing well open around the clock.
POA amenitiesPOA
Arrowhead Park has disc golf and kayak racks, Greenshore has a walking trail and a bird blind, and Hancock has a swim dock. Cody and Emerald parks add more ramps, depending on lake level.
POA amenitiesPOA
Two fitness centers open 4:30 a.m. to 10 p.m., and an RV and tent campground with hookups for visiting family. Some facilities carry a separate annual fee.
lvpoa.orgCity of Lago Vista
An 18-hole, par-72 course owned and run by the city, about 6,500 yards through the hills.
Lago Vista Golf CourseCity of Lago Vista
A city-owned general aviation airport in town, with a 3,808-foot paved runway and no landing fees. Useful if you fly, or know someone who does.
Airport detailsMembership comes with the property. Dues are billed annually, and a few facilities (the pool, fitness centers, fishing well, and marina slips) carry their own fees. Your agent can get the current fee schedule and resale certificate.
On a lake lot, the land and where it meets the water are the part you can't add later. Compare this one against every waterfront home for sale nearby in the same price range, with current prices and details straight from the MLS.
Some of this home's most useful features sit behind doors. Ask to see these during your showing.
It's tucked off the kitchen and easy to miss entirely. Ask your agent to open it.
The island holds more than it looks like from the kitchen side. Walk around and open it up.
Ask your agent to run it. It changes how the room works on a bright or buggy day.
Open them. The primary has a walk-in off the bath, and each bedroom has a full double-door closet.
A four-car garage of about 1,200 sq ft, about 800 sq ft of lower-level storage beside it, and 2.57 acres outside. Leave real time for this part. On a lake where garage space is usually the tightest thing about a house, this is the part people end up talking about on the drive home.
Lago Vista sits on a Hill Country peninsula on the north shore of Lake Travis, northwest of Austin. It's a small town of about 10,000 people, quieter than the south shore and the city, and closer to both than it looks on a map.
Texas has no state income tax. Schools and local services are funded mainly through property tax, so rates run higher than many buyers are used to, and value is reassessed each year. A homestead exemption and a 10% annual cap on appraised value help a primary residence.
Look up any property at the Travis Central Appraisal District.
The home is served by Lago Vista ISD, a small district of about 1,900 students across four campuses, from Lago Vista Elementary through Lago Vista High School. Confirm school assignments with the district.
Groceries and basics are in town, with a Baylor Scott & White primary care clinic in Lago Vista. The Cedar Park H-E-B and Ascension Seton Cedar Park's 24-hour emergency room are about 25 minutes away. Fire and EMS come from Travis County ESD 1.
Long, hot summers (August averages about 95°), short mild winters (January highs in the low 60s), and a spring and fall that most locals would call the best weather of the year. A deck like this one gets used most months.
Lake Travis runs about 65 miles along the Colorado River and covers roughly 18,900 acres, managed by the LCRA. From this house the lake is part of an ordinary week, not a weekend trip.
Lago Vista has a dark-skies lighting ordinance, and neighboring Jonestown is a certified International Dark Sky Community. On a clear night from the deck, you'll see why people care.
POA office: 20503 Dawn Dr, 512-267-2895. lvpoa.org
Drive times are typical estimates outside rush hour. Tap any of them for live directions from the home.
Tell me when you'd like to walk it, or what you'd like to know first. I'll get back to you the same day.
Deep Local Roots. Data-Driven Strategy. Second-Generation Real Estate Perspective.