2806 FLINTROCK TRCE A203 TX 78734
| Owner | FLINTROCK OFFICE LP |
|---|---|
| Parcel ID | 0129730508 |
| Short ID | 713715 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 1,170 SF |
| Land SF | 6,861 SF |
| Acres | 0.158 |
| Year Built | 2005 |
| Legal | UNT A203 FLINTROCK TRACE OFFICE PARK CONDOMINIUM AMENDED PLUS 4.444 % INT IN COM AREA |
| Neighborhood | 26SW02 |
| Land | $137,214 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $137,214 |
| Improvement | $338,976 |
|---|---|
| Total Improvement | $338,976 |
| Market | $476,190 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $476,190 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $476,190 |
| Taxable Value | $476,190 |
|---|
Appreciation: Market value has risen +13.0% from $421,287 (2021) to $476,190 (2025), a CAGR of 3.1% over 4 years. Growth has been relatively flat for this asset class. 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 Commercial parcel countywide rose +24.1%, so this parcel has lagged 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 $10,070. Lake Travis ISD is the largest single contributor, at 49.2% 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 29% of market value ($137,214 land vs $338,976 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~21 yrs), and rent roll drive the underwriting.
Submarket Position: At $476,190, this parcel sits in the bottom quartile (<25th 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 +3.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $554,987 by 2030, with an estimated annual tax burden around $10,084. 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 | 1,170 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% | $4,950.95 | $4,950.95 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,789.74 | $1,789.74 | Paid |
| WFR WCID # 17 (Flintrock Ranch Estates) | 0.3422% | 0.3422% | 0.2580% | 0.2360% | 0.2650% | +0.0290% | $1,261.90 | $1,261.90 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $807.81 | $807.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $562.01 | $562.01 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $430.47 | $430.47 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $266.67 | $266.67 | Paid |
| Combined Rate | 2.3528% | 2.2412% | 2.0178% | 2.0547% | 2.1146% | +0.0599% | $10,069.55 | $10,069.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $444,190 | $476,190 | -6.7% |
| Assessed Value | $444,190 | $476,190 | -6.7% |
| Land Value | $137,214 | $137,214 | +0.0% |
| Improvement Value | $306,976 | $338,976 | -9.4% |
| Taxable Value | $444,190 | $476,190 | -6.7% |
| Total Tax 2026 = estimate |
~$9,393
Estimated
|
~$10,070
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $623,871 | $444,190 | -179,681 (-28.8%) |
| Taxable Value | $623,871 | $444,190 | -179,681 (-28.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $444,190 | $137,214 | $306,976 | — | $444,190 | $444,190 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $476,190 | $137,214 | $338,976 | — | $476,190 | $476,190 | ~$10,070 | Partial |
| 2024 | $474,045 | — | — | −$336,831 | $137,214 | $— | $9,740 | Verified |
| 2023 | $458,535 | — | — | −$321,321 | $137,214 | $— | $9,566 | Verified |
| 2022 | $423,500 | — | — | −$286,286 | $137,214 | $— | $10,277 | Verified |
| 2021 | $421,287 | — | — | −$249,769 | $171,518 | $— | $9,964 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +31.0% | +31.0% | ~100% | Not available | Partial |
| 2025 | +0.5% | +0.5% | ~100% | Not available | Partial |
| 2024 | -17.0% | -17.0% | ~100% | 2.0500% | Verified |
| 2023 | +15.9% | +15.9% | ~100% | 1.6700% | Verified |
| 2022 | +16.4% | +16.4% | ~100% | 2.0900% | Verified |
| 2021 | base year | — | ~100% | 2.3700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.7% | +1.2% | +4.6% | +8.3% | 2023 | -6.7% | 2026 |
| Assessment Ratio | 100.0% | 55.3% | — | 100.0% | 2025 | 28.9% | 2024 |
| Effective Tax Rate (2025) | 2.1100% | 2.1100% | — | 2.1100% | 2025 | 2.1100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,070 | $9,923 | ~$10,097 | $10,277 | 2022 | $9,566 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$490,999 | ~$490,999 | ~2.0551% | ~$10,090 | +3.1% |
| 2027 | ~$506,269 | ~$506,269 | ~1.9955% | ~$10,103 | +6.3% |
| 2028 | ~$522,014 | ~$522,014 | ~1.9360% | ~$10,106 | +9.6% |
| 2029 | ~$538,248 | ~$538,248 | ~1.8764% | ~$10,100 | +13.0% |
| 2030 | ~$554,987 | ~$554,987 | ~1.8169% | ~$10,084 | +16.5% |
| 2026 | ~$481,475 | ~$481,475 | ~2.1146% | ~$10,181 | +1.1% |
| 2027 | ~$486,820 | ~$486,820 | ~2.1146% | ~$10,294 | +2.2% |
| 2028 | ~$492,223 | ~$492,223 | ~2.1146% | ~$10,409 | +3.4% |
| 2029 | ~$497,686 | ~$497,686 | ~2.1146% | ~$10,524 | +4.5% |
| 2030 | ~$503,210 | ~$503,210 | ~2.1146% | ~$10,641 | +5.7% |
| 2026 | ~$500,523 | ~$500,523 | ~2.0253% | ~$10,137 | +5.1% |
| 2027 | ~$526,099 | ~$526,099 | ~1.9360% | ~$10,185 | +10.5% |
| 2028 | ~$552,983 | ~$552,983 | ~1.8467% | ~$10,212 | +16.1% |
| 2029 | ~$581,240 | ~$581,240 | ~1.7573% | ~$10,214 | +22.1% |
| 2030 | ~$610,941 | ~$610,941 | ~1.6680% | ~$10,191 | +28.3% |
In 2025, this property's market value of $476,190 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -66% 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 | $476,190 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $474,045 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $458,535 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $423,500 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $421,287 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.