401 JACK NICKLAUS DR TX 78738
| Owner | HILLS II OF LAKEWAY INC |
|---|---|
| Parcel ID | 0129760110 |
| Short ID | 495520 |
| Type | Real |
| Use Code | 92 Country Club |
| Valuation | Income |
| Improvement SF | 11,933 SF |
| Land SF | 7,802,497 SF |
| Acres | 179.121 |
| Year Built | 2004 |
| Legal | LT 48, 50 & PT LTS 52 & 191 FLINTROCK AT HURST CREEK PHS 8 AMD PLAT OF (GOLF COURSE & DRAINAGE ESMT), LT 158 FLINTROCK AT HURST CREEK PHS 8 RESUB OF LT 158 AMD PLAT OF LOT 3A FLINTROCK AT HURST CREEK |
| Neighborhood | 92SWE |
| Land | $1,791,207 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,791,207 |
| Improvement | $1,887,509 |
|---|---|
| Total Improvement | $1,887,509 |
| Market | $3,678,716 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,678,716 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,678,716 |
| Taxable Value | $3,678,716 |
|---|
Appreciation: Market value has risen +1.4% from $3,628,661 (2021) to $3,678,716 (2025), a CAGR of 0.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $77,790. 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 49% of market value ($1,791,207 land vs $1,887,509 improvements), about $0/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $3,678,716, 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 +0.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,742,257 by 2030, with an estimated annual tax burden around $67,993. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 30,752 SF | ✗ |
| 501 | CANOPY | 20,187 SF | ✗ |
| 1ST | 1st Floor | 11,933 SF | ✓ |
| 348 | GOLF COURSE | 18 SF | ✓ |
| 482 | LIGHT POLES | 16 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% | $38,247.61 | $38,247.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,826.27 | $13,826.27 | Paid |
| WFR WCID # 17 (Flintrock Ranch Estates) | 0.3422% | 0.3422% | 0.2580% | 0.2360% | 0.2650% | +0.0290% | $9,711.62 | $9,711.62 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $6,240.57 | $6,240.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,341.73 | $4,341.73 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $3,325.52 | $3,325.52 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $2,060.08 | $2,060.08 | Paid |
| Combined Rate | 2.3528% | 2.2412% | 2.0178% | 2.0547% | 2.1146% | +0.0599% | $77,753.40 | $77,753.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,577,226 | $3,678,716 | +24.4% |
| Assessed Value | $4,577,226 | $3,678,716 | +24.4% |
| Land Value | $1,791,207 | $1,791,207 | +0.0% |
| Improvement Value | $2,786,019 | $1,887,509 | +47.6% |
| Taxable Value | $4,577,226 | $3,678,716 | +24.4% |
| Total Tax 2026 = estimate |
~$96,790
Estimated
|
~$77,753
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,818,133 | $4,577,226 | -240,907 (-5.0%) |
| Taxable Value | $4,818,133 | $4,577,226 | -240,907 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,577,226 | $1,791,207 | $2,786,019 | — | $4,577,226 | $4,577,226 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,678,716 | $1,791,207 | $1,887,509 | — | $3,678,716 | $3,678,716 | ~$77,753 | Partial |
| 2024 | $4,524,026 | — | — | −$2,732,819 | $1,791,207 | $— | $93,521 | Verified |
| 2023 | $3,674,503 | — | — | −$1,883,296 | $1,791,207 | $— | $91,559 | Verified |
| 2022 | $3,627,473 | — | — | −$1,836,266 | $1,791,207 | $— | $78,811 | Verified |
| 2021 | $3,628,661 | — | — | −$1,837,454 | $1,791,207 | $— | $85,299 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +31.0% | +31.0% | ~100% | Not available | Partial |
| 2025 | -19.2% | -19.2% | ~100% | Not available | Partial |
| 2024 | -3.9% | -3.9% | ~100% | 2.0500% | Verified |
| 2023 | +28.9% | +28.9% | ~100% | 1.9300% | Verified |
| 2022 | +1.3% | +1.3% | ~100% | 2.1400% | Verified |
| 2021 | base year | — | ~100% | 2.3500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +24.4% | +6.0% | -3.6% | +24.4% | 2026 | -18.7% | 2025 |
| Assessment Ratio | 100.0% | 64.5% | — | 100.0% | 2025 | 39.6% | 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 |
$77,753 | $85,389 | ~$71,940 | $93,521 | 2024 | $77,753 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,691,337 | ~$3,691,337 | ~2.0551% | ~$75,859 | +0.3% |
| 2027 | ~$3,704,002 | ~$3,704,002 | ~1.9955% | ~$73,914 | +0.7% |
| 2028 | ~$3,716,710 | ~$3,716,710 | ~1.9360% | ~$71,955 | +1.0% |
| 2029 | ~$3,729,461 | ~$3,729,461 | ~1.8764% | ~$69,981 | +1.4% |
| 2030 | ~$3,742,257 | ~$3,742,257 | ~1.8169% | ~$67,993 | +1.7% |
| 2026 | ~$3,617,763 | ~$3,617,763 | ~2.1146% | ~$76,501 | -1.7% |
| 2027 | ~$3,557,820 | ~$3,557,820 | ~2.1146% | ~$75,234 | -3.3% |
| 2028 | ~$3,498,870 | ~$3,498,870 | ~2.1146% | ~$73,987 | -4.9% |
| 2029 | ~$3,440,897 | ~$3,440,897 | ~2.1146% | ~$72,761 | -6.5% |
| 2030 | ~$3,383,884 | ~$3,383,884 | ~2.1146% | ~$71,556 | -8.0% |
| 2026 | ~$3,764,912 | ~$3,764,912 | ~2.0253% | ~$76,250 | +2.3% |
| 2027 | ~$3,853,127 | ~$3,853,127 | ~1.9360% | ~$74,596 | +4.7% |
| 2028 | ~$3,943,409 | ~$3,943,409 | ~1.8467% | ~$72,821 | +7.2% |
| 2029 | ~$4,035,807 | ~$4,035,807 | ~1.7573% | ~$70,923 | +9.7% |
| 2030 | ~$4,130,369 | ~$4,130,369 | ~1.6680% | ~$68,896 | +12.3% |
In 2025, this property's market value of $3,678,716 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +160% above 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 | $3,678,716 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,524,026 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,674,503 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,627,473 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,628,661 | $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.