FLINTROCK RD TX 78738
| Owner | LAKEWAY MOB PARTNERS LLC |
|---|---|
| Parcel ID | 0129730303 |
| Short ID | 910336 |
| Type | Real |
| Use Code | 55 Medical Office (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 56,148 SF |
| Land SF | 279,023 SF |
| Acres | 6.405 |
| Year Built | 2025 |
| Legal | LOT 1 OVERLOOK AT LAKEWAY |
| Neighborhood | 55SWE |
| Land | $3,906,322 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,906,322 |
| Improvement | $9,147,668 |
|---|---|
| Total Improvement | $9,147,668 |
| Market | $13,053,990 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $13,053,990 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $13,053,990 |
| Taxable Value | $13,053,990 |
|---|
Appreciation: Market value has risen +167.3% from $4,882,903 (2021) to $13,053,990 (2025), a CAGR of 27.9% 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 7 taxing entities is 2.1146% in 2025 (+0.0599% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $276,041. Lake Travis ISD is the largest single contributor, at 56.0% 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 30% of market value ($3,906,322 land vs $9,147,668 improvements), about $14/SF of land. Most value sits in the improvements, so building condition, age (~1 yrs), and rent roll drive the underwriting.
Submarket Position: At $13,053,990, 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 +27.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $44,624,642 by 2030, with an estimated annual tax burden around $381,976. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 18,716 SF | ✓ |
| 2ND | 2nd Floor | 18,716 SF | ✓ |
| 3RD | 3rd Floor | 18,716 SF | ✓ |
| 4TH | 4th Floor | 18,716 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +4,099 |
| Lake Travis ISD | 1.0656% | 1.0397% | -3,381 |
| Travis Central Health | 0.1080% | 0.1180% | +1,312 |
| City of Lakeway | 0.1598% | 0.1696% | +1,285 |
| Travis County ESD # 06 | 0.0876% | 0.0904% | +365 |
| WCID # 17 | 0.0533% | 0.0560% | +352 |
| WCID # 17 (Flintrock Ranch Estates) | 0.2360% | 0.2650% | +113 |
Market value changed by 90% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $135,722.33 | $122,272.38 | $13,449.95 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $49,062.77 | $44,200.69 | $4,862.08 |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $22,144.79 | $19,950.26 | $2,194.53 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $15,406.71 | $13,879.92 | $1,526.79 |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $11,800.68 | $10,631.24 | $1,169.44 |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $7,310.23 | $6,585.79 | $724.44 |
| WFR WCID # 17 (Flintrock Ranch Estates) | 0.3422% | 0.3422% | 0.2580% | 0.2360% | 0.2650% | +0.0290% | $1,035.17 | $932.59 | $102.58 |
| Combined Rate | 2.3528% | 2.2412% | 2.0178% | 2.0547% | 2.1146% | +0.0599% | $242,482.68 | $218,452.87 | $24,029.81 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $16,466,000 | $13,053,990 | +26.1% |
| Assessed Value | $16,466,000 | $13,053,990 | +26.1% |
| Land Value | $3,906,322 | $3,906,322 | +0.0% |
| Improvement Value | $12,559,678 | $9,147,668 | +37.3% |
| Taxable Value | $16,466,000 | $13,053,990 | +26.1% |
| Total Tax 2026 = estimate |
~$348,191
Estimated
|
$242,483 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $17,959,918 | $16,466,000 | -1,493,918 (-8.3%) |
| Taxable Value | $17,959,918 | $16,466,000 | -1,493,918 (-8.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $16,466,000 | $3,906,322 | $12,559,678 | — | $16,466,000 | $16,466,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $13,053,990 | $3,906,322 | $9,147,668 | — | $13,053,990 | $13,053,990 | $242,483 | Verified |
| 2024 | $5,925,365 | — | — | −$2,019,043 | $3,906,322 | $— | $205,812 | Verified |
| 2023 | $5,692,367 | — | — | −$1,786,045 | $3,906,322 | $— | $108,641 | Verified |
| 2022 | $4,956,491 | — | — | −$73,588 | $4,882,903 | $— | $110,180 | Verified |
| 2021 | $4,882,903 | — | — | — | $4,882,903 | $— | $99,109 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +37.6% | +37.6% | ~100% | Not available | Partial |
| 2025 | +15.9% | +15.9% | ~100% | 1.8600% | Verified |
| 2024 | +90.1% ! | +90.1% | ~100% | 1.8300% | Verified |
| 2023 | +4.1% | +4.1% | ~100% | 1.8300% | Verified |
| 2022 | +14.8% | +14.8% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 2.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +163.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +26.1% | +33.4% | +22.6% | +120.3% | 2025 | +1.5% | 2022 |
| Assessment Ratio | 100.0% | 88.8% | — | 100.0% | 2021 | 65.9% | 2024 |
| Effective Tax Rate (2025) | 1.8600% | 1.8600% | — | 1.8600% | 2025 | 1.8600% | 2025 |
| Tax Amount | $242,483 | $153,245 | ~$337,455 | $242,483 | 2025 | $99,109 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$16,692,046 | ~$14,359,389 | ~2.0551% | ~$295,095 | +27.9% |
| 2027 | ~$21,344,003 | ~$15,795,328 | ~1.9955% | ~$315,199 | +63.5% |
| 2028 | ~$27,292,427 | ~$17,374,861 | ~1.9360% | ~$336,373 | +109.1% |
| 2029 | ~$34,898,636 | ~$19,112,347 | ~1.8764% | ~$358,631 | +167.3% |
| 2030 | ~$44,624,642 | ~$21,023,581 | ~1.8169% | ~$381,976 | +241.8% |
| 2026 | ~$16,430,966 | ~$14,359,389 | ~2.1146% | ~$303,645 | +25.9% |
| 2027 | ~$20,681,542 | ~$15,795,328 | ~2.1146% | ~$334,009 | +58.4% |
| 2028 | ~$26,031,713 | ~$17,374,861 | ~2.1146% | ~$367,410 | +99.4% |
| 2029 | ~$32,765,935 | ~$19,112,347 | ~2.1146% | ~$404,151 | +151.0% |
| 2030 | ~$41,242,254 | ~$21,023,581 | ~2.1146% | ~$444,566 | +215.9% |
| 2026 | ~$16,953,126 | ~$14,359,389 | ~2.0253% | ~$290,820 | +29.9% |
| 2027 | ~$22,016,906 | ~$15,795,328 | ~1.9360% | ~$305,794 | +68.7% |
| 2028 | ~$28,593,202 | ~$17,374,861 | ~1.8467% | ~$320,855 | +119.0% |
| 2029 | ~$37,133,792 | ~$19,112,347 | ~1.7573% | ~$335,871 | +184.5% |
| 2030 | ~$48,225,397 | ~$21,023,581 | ~1.6680% | ~$350,681 | +269.4% |
In 2025, this property's market value of $13,053,990 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 9× 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 | $13,053,990 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $5,925,365 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $5,692,367 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,956,491 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,882,903 | $517,750 | $1,142,600 | $2,780,453 | ↑ 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.