16018 HAMILTON POOL RD TX 78738
| Owner | JPS NEVADA LLC |
|---|---|
| Parcel ID | 0110870409 |
| Short ID | 540964 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,128 SF |
| Land SF | 70,463 SF |
| Acres | 1.618 |
| Year Built | 1970 |
| Legal | ABS 533 SUR 91 MCINTIRE W ACR 1.6176 |
| Neighborhood | 32SWE |
| Land | $70,463 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $70,463 |
| Improvement | $1,452,151 |
|---|---|
| Total Improvement | $1,452,151 |
| Market | $1,522,614 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,522,614 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,522,614 |
| Taxable Value | $1,522,614 |
|---|
Appreciation: Market value has fallen -8.2% from $1,658,473 (2021) to $1,522,614 (2025), a CAGR of -2.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $24,727. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 5% of market value ($70,463 land vs $1,452,151 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~56 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,522,614, this parcel sits in the upper-middle (50th–75th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial 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 -2.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,368,332 by 2030, with an estimated annual tax burden around $19,223. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 6,000 SF | ✗ |
| 611 | TERRACE | 4,781 SF | ✗ |
| 501 | CANOPY | 4,701 SF | ✗ |
| 1ST | 1st Floor | 4,128 SF | ✓ |
| 541 | FENCE COMM LF | 759 SF | ✗ |
| 327 | STORAGE COMM'L | 216 SF | ✓ |
| 482 | LIGHT POLES | 4 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
| 299 | ALL FLAT VALUE | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $15,830.62 | $15,830.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,722.67 | $5,722.67 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,797.03 | $1,797.03 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,376.43 | $1,376.43 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $24,726.75 | $24,726.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,522,614 | $1,522,614 | +0.0% |
| Assessed Value | $1,522,614 | $1,522,614 | +0.0% |
| Land Value | $70,463 | $70,463 | +0.0% |
| Improvement Value | $1,452,151 | $1,452,151 | +0.0% |
| Taxable Value | $1,522,614 | $1,522,614 | +0.0% |
| Total Tax 2026 = estimate |
~$24,727
Estimated
|
~$24,727
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,522,614 | $1,522,614 | +0 (+0.0%) |
| Taxable Value | $1,522,614 | $1,522,614 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,522,614 | $70,463 | $1,452,151 | — | $1,522,614 | $1,522,614 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,522,614 | $70,463 | $1,452,151 | — | $1,522,614 | $1,522,614 | ~$24,727 | Partial |
| 2024 | $1,618,949 | — | — | −$1,548,486 | $70,463 | $— | $26,898 | Verified |
| 2023 | $1,411,009 | — | — | −$1,340,546 | $70,463 | $— | $25,297 | Verified |
| 2022 | $1,418,226 | — | — | −$1,347,763 | $70,463 | $— | $24,209 | Verified |
| 2021 | $1,658,473 | — | — | −$1,588,010 | $70,463 | $— | $25,518 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -9.1% | -9.1% | ~100% | Not available | Partial |
| 2024 | +3.5% | +3.5% | ~100% | 1.6100% | Verified |
| 2023 | +14.7% | +14.7% | ~100% | 1.5600% | Verified |
| 2022 | -0.5% | -0.5% | ~100% | 1.7200% | Verified |
| 2021 | base year | — | ~100% | 1.5400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -1.3% | -2.1% | +14.7% | 2024 | -14.5% | 2022 |
| Assessment Ratio | 100.0% | 36.4% | — | 100.0% | 2025 | 4.2% | 2021 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,727 | $25,330 | ~$21,351 | $26,898 | 2024 | $24,209 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,490,425 | ~$1,490,425 | ~1.5801% | ~$23,551 | -2.1% |
| 2027 | ~$1,458,917 | ~$1,458,917 | ~1.5363% | ~$22,414 | -4.2% |
| 2028 | ~$1,428,075 | ~$1,428,075 | ~1.4925% | ~$21,314 | -6.2% |
| 2029 | ~$1,397,884 | ~$1,397,884 | ~1.4487% | ~$20,251 | -8.2% |
| 2030 | ~$1,368,332 | ~$1,368,332 | ~1.4048% | ~$19,223 | -10.1% |
| 2026 | ~$1,459,973 | ~$1,459,973 | ~1.6240% | ~$23,709 | -4.1% |
| 2027 | ~$1,399,909 | ~$1,399,909 | ~1.6240% | ~$22,734 | -8.1% |
| 2028 | ~$1,342,316 | ~$1,342,316 | ~1.6240% | ~$21,799 | -11.8% |
| 2029 | ~$1,287,092 | ~$1,287,092 | ~1.6240% | ~$20,902 | -15.5% |
| 2030 | ~$1,234,141 | ~$1,234,141 | ~1.6240% | ~$20,042 | -18.9% |
| 2026 | ~$1,520,877 | ~$1,520,877 | ~1.5582% | ~$23,699 | -0.1% |
| 2027 | ~$1,519,143 | ~$1,519,143 | ~1.4925% | ~$22,673 | -0.2% |
| 2028 | ~$1,517,410 | ~$1,517,410 | ~1.4267% | ~$21,650 | -0.3% |
| 2029 | ~$1,515,680 | ~$1,515,680 | ~1.3610% | ~$20,628 | -0.5% |
| 2030 | ~$1,513,951 | ~$1,513,951 | ~1.2953% | ~$19,610 | -0.6% |
In 2025, this property's market value of $1,522,614 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +7% above the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial 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 | $1,522,614 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,618,949 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,411,009 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,418,226 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,658,473 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.