WESTLAKE DR TX 78746
| Owner | 4264 WESTLAKE DRIVE LLC |
|---|---|
| Parcel ID | 0131150203 |
| Short ID | 126725 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,735 SF |
| Land SF | 44,627 SF |
| Acres | 1.024 |
| Year Built | 1982 |
| Legal | LOT 1-3 BLK A DAVENPORT RANCH PHS 1 SEC 1 |
| Neighborhood | 59SWE |
| Land | $661,681 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $661,681 |
| Improvement | $329,357 |
|---|---|
| Total Improvement | $329,357 |
| Market | $991,038 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $991,038 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $991,038 |
| Taxable Value | $991,038 |
|---|
Appreciation: Market value has risen +4.9% from $945,000 (2021) to $991,038 (2025), a CAGR of 1.2% 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 5 taxing entities is 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $19,360. Eanes ISD is the largest single contributor, at 42.6% 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 67% of market value ($661,681 land vs $329,357 improvements), about $15/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $991,038, 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 +1.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,051,752 by 2030, with an estimated annual tax burden around $17,623. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,735 SF | ✗ |
| 551 | PAVED AREA | 2,600 SF | ✗ |
| 1ST | 1st Floor | 2,397 SF | ✓ |
| 501 | CANOPY | 872 SF | ✗ |
| 2ND | 2nd Floor | 338 SF | ✓ |
| 522C | FIREPLACE COMM | 2 SF | ✓ |
Market value changed by 100% in 2026, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $8,247.42 | $8,247.42 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,193.21 | $5,193.21 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,724.77 | $3,724.77 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,169.65 | $1,169.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,024.73 | $1,024.73 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $19,359.78 | $19,359.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,723,858 | $991,038 | +73.9% |
| Assessed Value | $1,189,246 | $991,038 | +20.0% |
| Land Value | $1,042,583 | $661,681 | +57.6% |
| Improvement Value | $681,275 | $329,357 | +106.9% |
| Taxable Value | $1,189,246 | $991,038 | +20.0% |
| HS Cap Loss | -$534,612 | — | |
| Total Tax 2026 = estimate |
~$23,232
Estimated
|
~$19,360
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,979,683 | $1,723,858 | -255,825 (-12.9%) |
| Taxable Value | $1,189,246 | $1,189,246 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,723,858 | $1,042,583 | $681,275 | −$534,612 | $1,189,246 | $1,189,246 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $991,038 | $661,681 | $329,357 | — | $991,038 | $991,038 | ~$19,360 | Partial |
| 2024 | $998,461 | — | — | −$336,780 | $661,681 | $— | $19,587 | Verified |
| 2023 | $1,012,677 | — | — | −$350,996 | $661,681 | $— | $18,349 | Verified |
| 2022 | $1,039,500 | — | — | −$377,819 | $661,681 | $— | $20,081 | Verified |
| 2021 | $945,000 | — | — | −$283,319 | $661,681 | $— | $22,617 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +99.8% ! | +20.0% | 60.1% | Not available | Partial |
| 2025 | -3.0% | -3.0% | ~100% | Not available | Partial |
| 2024 | +1.6% | +1.6% | ~100% | 1.9200% | Verified |
| 2023 | -6.7% | -6.7% | ~100% | 1.8200% | Verified |
| 2022 | +3.6% | +3.6% | ~100% | 1.8600% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +73.9% | +15.8% | -7.4% | +73.9% | 2026 | -2.6% | 2023 |
| Assessment Ratio | 69.0% | 72.4% | — | 100.0% | 2025 | 63.7% | 2022 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,360 | $19,999 | ~$18,340 | $22,617 | 2021 | $18,349 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,002,894 | ~$1,002,894 | ~1.8979% | ~$19,034 | +1.2% |
| 2027 | ~$1,014,891 | ~$1,014,891 | ~1.8423% | ~$18,698 | +2.4% |
| 2028 | ~$1,027,032 | ~$1,027,032 | ~1.7868% | ~$18,351 | +3.6% |
| 2029 | ~$1,039,319 | ~$1,039,319 | ~1.7312% | ~$17,993 | +4.9% |
| 2030 | ~$1,051,752 | ~$1,051,752 | ~1.6756% | ~$17,623 | +6.1% |
| 2026 | ~$983,073 | ~$983,073 | ~1.9535% | ~$19,204 | -0.8% |
| 2027 | ~$975,172 | ~$975,172 | ~1.9535% | ~$19,050 | -1.6% |
| 2028 | ~$967,335 | ~$967,335 | ~1.9535% | ~$18,897 | -2.4% |
| 2029 | ~$959,560 | ~$959,560 | ~1.9535% | ~$18,745 | -3.2% |
| 2030 | ~$951,848 | ~$951,848 | ~1.9535% | ~$18,594 | -4.0% |
| 2026 | ~$1,022,715 | ~$1,022,715 | ~1.8701% | ~$19,126 | +3.2% |
| 2027 | ~$1,055,404 | ~$1,055,404 | ~1.7868% | ~$18,858 | +6.5% |
| 2028 | ~$1,089,137 | ~$1,089,137 | ~1.7034% | ~$18,552 | +9.9% |
| 2029 | ~$1,123,949 | ~$1,123,949 | ~1.6200% | ~$18,208 | +13.4% |
| 2030 | ~$1,159,874 | ~$1,159,874 | ~1.5367% | ~$17,824 | +17.0% |
In 2025, this property's market value of $991,038 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -30% 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 | $991,038 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $998,461 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,012,677 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,039,500 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $945,000 | $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.