3446 S RANCH RD 620 TX 78738
| Owner | FALCONHEAD PARTNERS LTD |
|---|---|
| Parcel ID | 0125680201 |
| Short ID | 563917 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 306,183 SF |
| Acres | 7.029 |
| Year Built | — |
| Legal | LOT 100E BLK F SPILLMAN RANCH PHS 1 SEC 7 REPLAT OF |
| Neighborhood | 1SW2 |
| Land | $1,100,766 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,100,766 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,100,766 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,100,766 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,100,766 |
| Taxable Value | $1,100,766 |
|---|
Appreciation: Market value has risen +3.8% from $1,060,066 (2021) to $1,100,766 (2025), a CAGR of 0.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2025), 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 lagged the broader land/vacant 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 $18,096. Lake Travis ISD is the largest single contributor, at 63.2% 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 100% of market value ($1,100,766 land vs $0 improvements), about $4/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,100,766, 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 +0.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,153,845 by 2030, with an estimated annual tax burden around $16,440. 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.
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% | $11,444.66 | $11,444.66 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,137.17 | $4,137.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,299.16 | $1,299.16 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $995.08 | $995.08 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $220.15 | $220.15 | Paid |
| Combined Rate | 1.8193% | 1.7357% | 1.5825% | 1.6256% | 1.6440% | +0.0184% | $18,096.22 | $18,096.22 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,100,766 | $1,100,766 | +0.0% |
| Assessed Value | $1,100,766 | $1,100,766 | +0.0% |
| Land Value | $1,100,766 | $1,100,766 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,100,766 | $1,100,766 | +0.0% |
| Total Tax 2026 = estimate |
~$18,096
Estimated
|
~$18,096
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,100,766 | $1,100,766 | +0 (+0.0%) |
| Taxable Value | $1,100,766 | $1,100,766 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,100,766 | $1,100,766 | — | — | $1,100,766 | $1,100,766 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,100,766 | $1,100,766 | — | — | $1,100,766 | $1,100,766 | ~$18,096 | Partial |
| 2024 | $— | — | — | — | $1,100,766 | $— | $17,894 | Verified |
| 2023 | $— | — | — | — | $1,060,066 | $— | $16,776 | Verified |
| 2022 | $— | — | — | — | $1,060,066 | $— | $18,400 | Verified |
| 2021 | $1,060,066 | — | — | — | $1,060,066 | $— | $19,286 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +3.8% | +3.8% | ~100% | 1.6300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.5800% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7400% | Verified |
| 2021 | base year | — | ~100% | 1.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.9% | +0.9% | +3.8% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| 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 |
$18,096 | $18,691 | ~$17,118 | $19,286 | 2021 | $18,096 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,111,183 | ~$1,111,183 | ~1.6001% | ~$17,780 | +0.9% |
| 2027 | ~$1,121,698 | ~$1,121,698 | ~1.5563% | ~$17,457 | +1.9% |
| 2028 | ~$1,132,313 | ~$1,132,313 | ~1.5125% | ~$17,126 | +2.9% |
| 2029 | ~$1,143,029 | ~$1,143,029 | ~1.4687% | ~$16,787 | +3.8% |
| 2030 | ~$1,153,845 | ~$1,153,845 | ~1.4248% | ~$16,440 | +4.8% |
| 2026 | ~$1,089,168 | ~$1,089,168 | ~1.6440% | ~$17,906 | -1.1% |
| 2027 | ~$1,077,691 | ~$1,077,691 | ~1.6440% | ~$17,717 | -2.1% |
| 2028 | ~$1,066,336 | ~$1,066,336 | ~1.6440% | ~$17,530 | -3.1% |
| 2029 | ~$1,055,100 | ~$1,055,100 | ~1.6440% | ~$17,345 | -4.1% |
| 2030 | ~$1,043,983 | ~$1,043,983 | ~1.6440% | ~$17,163 | -5.2% |
| 2026 | ~$1,133,198 | ~$1,133,198 | ~1.5782% | ~$17,884 | +2.9% |
| 2027 | ~$1,166,586 | ~$1,166,586 | ~1.5125% | ~$17,644 | +6.0% |
| 2028 | ~$1,200,957 | ~$1,200,957 | ~1.4467% | ~$17,375 | +9.1% |
| 2029 | ~$1,236,341 | ~$1,236,341 | ~1.3810% | ~$17,074 | +12.3% |
| 2030 | ~$1,272,768 | ~$1,272,768 | ~1.3153% | ~$16,740 | +15.6% |
In 2025, this property's market value of $1,100,766 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 13× 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 | $1,100,766 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $1,060,066 | $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.