3503 WILD CHERRY DR 6 TX 78738
| Owner | ADAR1 CAPITAL MANAGEMENT LLC |
|---|---|
| Parcel ID | 0127730503 |
| Short ID | 930018 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 3,117 SF |
| Land SF | 20,366 SF |
| Acres | 0.468 |
| Year Built | 2020 |
| Legal | UNT MASTER 6 CHERRY PEAK OFFICE PARK CONDOMINIUM AMD PLUS 9.0747 % INT IN COM AREA |
| Neighborhood | 23SW06 |
| Land | $407,319 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $407,319 |
| Improvement | $969,681 |
|---|---|
| Total Improvement | $969,681 |
| Market | $1,377,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,377,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,377,000 |
| Taxable Value | $1,377,000 |
|---|
Appreciation: Market value has risen +64.3% from $838,133 (2021) to $1,377,000 (2025), a CAGR of 13.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 6 taxing entities is 1.8496% in 2025 (+0.0309% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $25,469. Lake Travis ISD is the largest single contributor, at 56.2% 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 30% of market value ($407,319 land vs $969,681 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,377,000, this parcel sits in the lower-middle (25th–50th 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 +13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,561,298 by 2030, with an estimated annual tax burden around $36,556. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,117 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% | $14,316.67 | $14,316.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,175.39 | $5,175.39 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $2,335.94 | $2,335.94 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,625.18 | $1,625.18 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,244.79 | $1,244.79 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $771.12 | $771.12 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $25,469.09 | $25,469.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,351,804 | $1,377,000 | -1.8% |
| Assessed Value | $1,351,804 | $1,377,000 | -1.8% |
| Land Value | $407,319 | $407,319 | +0.0% |
| Improvement Value | $944,485 | $969,681 | -2.6% |
| Taxable Value | $1,351,804 | $1,377,000 | -1.8% |
| Total Tax 2026 = estimate |
~$25,003
Estimated
|
~$25,469
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,351,804 | $1,351,804 | +0 (+0.0%) |
| Taxable Value | $1,351,804 | $1,351,804 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,351,804 | $407,319 | $944,485 | — | $1,351,804 | $1,351,804 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,377,000 | $407,319 | $969,681 | — | $1,377,000 | $1,377,000 | ~$25,469 | Partial |
| 2024 | $1,395,468 | — | — | −$988,149 | $407,319 | $— | $22,405 | Verified |
| 2023 | $1,027,676 | — | — | −$620,357 | $407,319 | $— | $24,558 | Verified |
| 2022 | $1,108,240 | — | — | −$764,014 | $344,226 | $— | $19,516 | Verified |
| 2021 | $838,133 | — | — | −$493,907 | $344,226 | $— | $22,282 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2025 | +3.9% | +3.9% | ~100% | Not available | Partial |
| 2024 | -5.1% | -5.1% | ~100% | 1.6900% | Verified |
| 2023 | +27.6% | +27.6% | ~100% | 1.7600% | Verified |
| 2022 | -1.4% | -1.4% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 2.6600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.8% | +11.5% | +13.6% | +35.8% | 2024 | -7.3% | 2023 |
| Assessment Ratio | 100.0% | 56.8% | — | 100.0% | 2025 | 29.2% | 2024 |
| Effective Tax Rate (2025) | 1.8500% | 1.8500% | — | 1.8500% | 2025 | 1.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$25,469 | $22,846 | ~$31,834 | $25,469 | 2025 | $19,516 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,558,975 | ~$1,514,700 | ~1.8094% | ~$27,406 | +13.2% |
| 2027 | ~$1,764,999 | ~$1,666,170 | ~1.7691% | ~$29,477 | +28.2% |
| 2028 | ~$1,998,249 | ~$1,832,787 | ~1.7289% | ~$31,687 | +45.1% |
| 2029 | ~$2,262,325 | ~$2,016,066 | ~1.6886% | ~$34,044 | +64.3% |
| 2030 | ~$2,561,298 | ~$2,217,672 | ~1.6484% | ~$36,556 | +86.0% |
| 2026 | ~$1,531,435 | ~$1,514,700 | ~1.8496% | ~$28,016 | +11.2% |
| 2027 | ~$1,703,191 | ~$1,666,170 | ~1.8496% | ~$30,818 | +23.7% |
| 2028 | ~$1,894,209 | ~$1,832,787 | ~1.8496% | ~$33,899 | +37.6% |
| 2029 | ~$2,106,651 | ~$2,016,066 | ~1.8496% | ~$37,289 | +53.0% |
| 2030 | ~$2,342,919 | ~$2,217,672 | ~1.8496% | ~$41,018 | +70.1% |
| 2026 | ~$1,586,515 | ~$1,514,700 | ~1.7892% | ~$27,102 | +15.2% |
| 2027 | ~$1,827,909 | ~$1,666,170 | ~1.7289% | ~$28,806 | +32.7% |
| 2028 | ~$2,106,031 | ~$1,832,787 | ~1.6685% | ~$30,580 | +52.9% |
| 2029 | ~$2,426,471 | ~$2,016,066 | ~1.6081% | ~$32,421 | +76.2% |
| 2030 | ~$2,795,666 | ~$2,217,672 | ~1.5478% | ~$34,325 | +103.0% |
In 2025, this property's market value of $1,377,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -3% below 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 | $1,377,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,395,468 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,027,676 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,108,240 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $838,133 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.