3400 S RANCH RD 620 TX 78738
| Owner | DOMAIN FALCONHEAD APARTMENTS LLC |
|---|---|
| Parcel ID | 0127700201 |
| Short ID | 541502 |
| Type | Real |
| Use Code | 08 Apartment 100+ Units |
| Valuation | Income |
| Improvement SF | 244,440 SF |
| Land SF | 763,519 SF |
| Acres | 17.528 |
| Year Built | 2003 |
| Legal | LOT 101 BLK F SPILLMAN RANCH PHS 1 SEC 5 |
| Neighborhood | 08SW1 |
| Land | $15,270,380 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $15,270,380 |
| Improvement | $42,889,620 |
|---|---|
| Total Improvement | $42,889,620 |
| Market | $58,160,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $58,160,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $58,160,000 |
| Taxable Value | $58,160,000 |
|---|
Appreciation: Market value has risen +32.5% from $43,900,000 (2021) to $58,160,000 (2025), a CAGR of 7.3% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has lagged the broader multi-family 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 $956,131. Lake Travis ISD is the largest single contributor, at 63.2% of the total 2025 levy.
Asset Class: Multi-family residential. 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 26% of market value ($15,270,380 land vs $42,889,620 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $58,160,000, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +7.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $82,665,490 by 2030, with an estimated annual tax burden around $1,177,840. 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.
17 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 244,440 SF | ✗ |
| 551 | PAVED AREA | 100,000 SF | ✗ |
| 1ST | 1st Floor | 95,939 SF | ✓ |
| 2ND | 2nd Floor | 91,665 SF | ✓ |
| 3RD | 3rd Floor | 56,836 SF | ✓ |
| 031C | GARAGE DET 1ST COMM | 24,289 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 23,100 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 21,300 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 12,960 SF | ✗ |
| 581C | STORAGE ATT COMM | 5,516 SF | ✓ |
| 601 | POOL COMM'L | 1,800 SF | ✗ |
| 132 | PLBG 5-FIXT AVG | 1 SF | ✓ |
| 142 | BATHTUB AVG | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
| 549 | FENCE COMM FV | 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% | $604,689.52 | $604,689.52 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $218,591.45 | $218,591.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $68,642.18 | $68,642.18 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $52,576.06 | $52,576.06 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $11,632.00 | $11,632.00 | Paid |
| Combined Rate | 1.8193% | 1.7357% | 1.5825% | 1.6256% | 1.6440% | +0.0184% | $956,131.21 | $956,131.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $49,120,000 | $58,160,000 | -15.5% |
| Assessed Value | $49,120,000 | $58,160,000 | -15.5% |
| Land Value | $15,270,380 | $15,270,380 | +0.0% |
| Improvement Value | $33,849,620 | $42,889,620 | -21.1% |
| Taxable Value | $49,120,000 | $58,160,000 | -15.5% |
| Total Tax 2026 = estimate |
~$807,517
Estimated
|
~$956,131
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $56,751,426 | $49,120,000 | -7,631,426 (-13.4%) |
| Taxable Value | $56,751,426 | $49,120,000 | -7,631,426 (-13.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $49,120,000 | $15,270,380 | $33,849,620 | — | $49,120,000 | $49,120,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $58,160,000 | $15,270,380 | $42,889,620 | — | $58,160,000 | $58,160,000 | ~$956,131 | Partial |
| 2024 | $61,830,000 | — | — | −$46,559,620 | $15,270,380 | $— | $932,290 | Verified |
| 2023 | $56,000,000 | — | — | −$40,729,620 | $15,270,380 | $— | $978,489 | Verified |
| 2022 | $46,450,000 | — | — | −$31,179,620 | $15,270,380 | $— | $903,376 | Verified |
| 2021 | $43,900,000 | — | — | −$28,629,620 | $15,270,380 | $— | $845,055 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.4% | -2.4% | ~100% | Not available | Partial |
| 2025 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2024 | -7.2% | -7.2% | ~100% | 1.6300% | Verified |
| 2023 | +10.4% | +10.4% | ~100% | 1.5800% | Verified |
| 2022 | +20.6% | +20.6% | ~100% | 1.6100% | Verified |
| 2021 | base year | — | ~100% | 1.9300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.5% | +3.1% | +11.2% | +20.6% | 2023 | -15.5% | 2026 |
| Assessment Ratio | 100.0% | 53.3% | — | 100.0% | 2025 | 24.7% | 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 |
$956,131 | $923,068 | ~$1,087,202 | $978,489 | 2023 | $845,055 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$62,397,094 | ~$62,397,094 | ~1.6001% | ~$998,440 | +7.3% |
| 2027 | ~$66,942,871 | ~$66,942,871 | ~1.5563% | ~$1,041,839 | +15.1% |
| 2028 | ~$71,819,819 | ~$71,819,819 | ~1.5125% | ~$1,086,263 | +23.5% |
| 2029 | ~$77,052,064 | ~$77,052,064 | ~1.4687% | ~$1,131,629 | +32.5% |
| 2030 | ~$82,665,490 | ~$82,665,490 | ~1.4248% | ~$1,177,840 | +42.1% |
| 2026 | ~$61,233,894 | ~$61,233,894 | ~1.6440% | ~$1,006,665 | +5.3% |
| 2027 | ~$64,470,252 | ~$64,470,252 | ~1.6440% | ~$1,059,870 | +10.8% |
| 2028 | ~$67,877,658 | ~$67,877,658 | ~1.6440% | ~$1,115,886 | +16.7% |
| 2029 | ~$71,465,154 | ~$71,465,154 | ~1.6440% | ~$1,174,864 | +22.9% |
| 2030 | ~$75,242,257 | ~$75,242,257 | ~1.6440% | ~$1,236,958 | +29.4% |
| 2026 | ~$63,560,294 | ~$63,560,294 | ~1.5782% | ~$1,003,124 | +9.3% |
| 2027 | ~$69,462,019 | ~$69,462,019 | ~1.5125% | ~$1,050,601 | +19.4% |
| 2028 | ~$75,911,733 | ~$75,911,733 | ~1.4467% | ~$1,098,246 | +30.5% |
| 2029 | ~$82,960,318 | ~$82,960,318 | ~1.3810% | ~$1,145,681 | +42.6% |
| 2030 | ~$90,663,381 | ~$90,663,381 | ~1.3153% | ~$1,192,456 | +55.9% |
In 2025, this property's market value of $58,160,000 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 112× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $58,160,000 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $61,830,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $56,000,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $46,450,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $43,900,000 | $300,453 | $376,850 | $539,896 | ↑ 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.