3900 S RANCH RD 620 TX 78736
| Owner | BL MARINA RV RESORT LP |
|---|---|
| Parcel ID | 0118670104 |
| Short ID | 119010 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 13,122 SF |
| Land SF | 114,023 SF |
| Acres | 2.618 |
| Year Built | 1996 |
| Legal | ABS 387 SUR 527 HOBSON J ACR 2.884 |
| Neighborhood | 43SWE |
| Land | $1,641,931 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,641,931 |
| Improvement | $2,253,069 |
|---|---|
| Total Improvement | $2,253,069 |
| Market | $3,895,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,895,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,895,000 |
| Taxable Value | $3,895,000 |
|---|
Appreciation: Market value has risen +72.9% from $2,252,855 (2021) to $3,895,000 (2025), a CAGR of 14.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6440% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $64,033. Lake Travis ISD is the largest single contributor, at 63.2% 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 42% of market value ($1,641,931 land vs $2,253,069 improvements), about $14/SF of land. Most value sits in the improvements, so building condition, age (~30 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,895,000, this parcel sits in the top quartile (≥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 +14.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,721,919 by 2030, with an estimated annual tax burden around $89,378. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 28,930 SF | ✗ |
| 1ST | 1st Floor | 13,122 SF | ✓ |
| 591 | MASONRY TRIM SF | 2,160 SF | ✗ |
| 501 | CANOPY | 981 SF | ✗ |
| 611 | TERRACE | 981 SF | ✗ |
| 327 | STORAGE COMM'L | 25 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% | $40,496.32 | $40,496.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,639.16 | $14,639.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,597.00 | $4,597.00 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $3,521.04 | $3,521.04 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $779.00 | $779.00 | Paid |
| Combined Rate | 1.8193% | 1.7357% | 1.5825% | 1.6256% | 1.6440% | +0.0184% | $64,032.52 | $64,032.52 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,820,000 | $3,895,000 | -1.9% |
| Assessed Value | $3,820,000 | $3,895,000 | -1.9% |
| Land Value | $1,641,931 | $1,641,931 | +0.0% |
| Improvement Value | $2,178,069 | $2,253,069 | -3.3% |
| Taxable Value | $3,820,000 | $3,895,000 | -1.9% |
| Total Tax 2026 = estimate |
~$62,800
Estimated
|
~$64,033
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,135,601 | $3,820,000 | -315,601 (-7.6%) |
| Taxable Value | $4,135,601 | $3,820,000 | -315,601 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,820,000 | $1,641,931 | $2,178,069 | — | $3,820,000 | $3,820,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,895,000 | $1,641,931 | $2,253,069 | — | $3,895,000 | $3,895,000 | ~$64,033 | Partial |
| 2024 | $2,313,949 | — | — | −$504,920 | $1,809,029 | $— | $36,929 | Verified |
| 2023 | $2,227,159 | — | — | −$418,130 | $1,809,029 | $— | $36,600 | Verified |
| 2022 | $2,159,987 | — | — | −$350,958 | $1,809,029 | $— | $38,657 | Verified |
| 2021 | $2,252,855 | — | — | −$443,826 | $1,809,029 | $— | $39,296 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.2% | +6.2% | ~100% | Not available | Partial |
| 2025 | +59.7% | +59.7% | ~100% | Not available | Partial |
| 2024 | +5.4% | +5.4% | ~100% | 1.5100% | Verified |
| 2023 | +3.9% | +3.9% | ~100% | 1.5800% | Verified |
| 2022 | +3.1% | +3.1% | ~100% | 1.7400% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +80.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.9% | +13.9% | +15.1% | +68.3% | 2025 | -4.1% | 2022 |
| Assessment Ratio | 100.0% | 87.2% | — | 100.0% | 2025 | 78.2% | 2024 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$64,033 | $43,103 | ~$78,690 | $64,033 | 2025 | $36,600 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,466,332 | ~$4,284,500 | ~1.6001% | ~$68,558 | +14.7% |
| 2027 | ~$5,121,469 | ~$4,712,950 | ~1.5563% | ~$73,348 | +31.5% |
| 2028 | ~$5,872,704 | ~$5,184,245 | ~1.5125% | ~$78,411 | +50.8% |
| 2029 | ~$6,734,133 | ~$5,702,670 | ~1.4687% | ~$83,753 | +72.9% |
| 2030 | ~$7,721,919 | ~$6,272,936 | ~1.4248% | ~$89,378 | +98.3% |
| 2026 | ~$4,388,432 | ~$4,284,500 | ~1.6440% | ~$70,436 | +12.7% |
| 2027 | ~$4,944,374 | ~$4,712,950 | ~1.6440% | ~$77,479 | +26.9% |
| 2028 | ~$5,570,745 | ~$5,184,245 | ~1.6440% | ~$85,227 | +43.0% |
| 2029 | ~$6,276,466 | ~$5,702,670 | ~1.6440% | ~$93,750 | +61.1% |
| 2030 | ~$7,071,590 | ~$6,272,936 | ~1.6440% | ~$103,125 | +81.6% |
| 2026 | ~$4,544,232 | ~$4,284,500 | ~1.5782% | ~$67,619 | +16.7% |
| 2027 | ~$5,301,681 | ~$4,712,950 | ~1.5125% | ~$71,283 | +36.1% |
| 2028 | ~$6,185,383 | ~$5,184,245 | ~1.4467% | ~$75,003 | +58.8% |
| 2029 | ~$7,216,384 | ~$5,702,670 | ~1.3810% | ~$78,754 | +85.3% |
| 2030 | ~$8,419,236 | ~$6,272,936 | ~1.3153% | ~$82,505 | +116.2% |
In 2025, this property's market value of $3,895,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +175% 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 | $3,895,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,313,949 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,227,159 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,159,987 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,252,855 | $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.