2051 LOHMANS SPUR TX 78738
| Owner | LAKEWAY PLAZA PARTNERS III LLC |
|---|---|
| Parcel ID | 0131730308 |
| Short ID | 755073 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 27,250 SF |
| Land SF | 161,390 SF |
| Acres | 3.705 |
| Year Built | 1985 |
| Legal | ABS 686 SUR 67 REINKLE C P ACR 3.7050 |
| Neighborhood | 63SWE |
| Land | $1,355,674 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,355,674 |
| Improvement | $559,326 |
|---|---|
| Total Improvement | $559,326 |
| Market | $1,915,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,915,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,915,000 |
| Taxable Value | $1,915,000 |
|---|
Appreciation: Market value has fallen -2.2% from $1,958,547 (2021) to $1,915,000 (2025), a CAGR of -0.6% over 4 years. Growth has been relatively flat for this asset class. 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 lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7936% in 2025 (+0.0282% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $34,348. Lake Travis ISD is the largest single contributor, at 58.0% 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 71% of market value ($1,355,674 land vs $559,326 improvements), about $8/SF of land. With value concentrated in the land under a ~41-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,915,000, this parcel sits in the upper-middle (50th–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 -0.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,861,925 by 2030, with an estimated annual tax burden around $29,668. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 41,470 SF | ✗ |
| 1ST | 1st Floor | 27,250 SF | ✓ |
| SO | Sketch Only | 15,250 SF | ✗ |
| 541 | FENCE COMM LF | 3,000 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% | $19,910.26 | $19,910.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,197.43 | $7,197.43 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $3,248.61 | $3,248.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,260.14 | $2,260.14 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,731.14 | $1,731.14 | Paid |
| Combined Rate | 1.9538% | 1.8447% | 1.7065% | 1.7654% | 1.7936% | +0.0282% | $34,347.58 | $34,347.58 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,915,000 | $1,915,000 | +0.0% |
| Assessed Value | $1,915,000 | $1,915,000 | +0.0% |
| Land Value | $1,355,674 | $1,355,674 | +0.0% |
| Improvement Value | $559,326 | $559,326 | +0.0% |
| Taxable Value | $1,915,000 | $1,915,000 | +0.0% |
| Total Tax 2026 = estimate |
~$34,348
Estimated
|
~$34,348
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,224,532 | $1,915,000 | -309,532 (-13.9%) |
| Taxable Value | $2,224,532 | $1,915,000 | -309,532 (-13.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,915,000 | $1,355,674 | $559,326 | — | $1,915,000 | $1,915,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,915,000 | $1,355,674 | $559,326 | — | $1,915,000 | $1,915,000 | ~$34,348 | Partial |
| 2024 | $1,800,000 | — | — | −$444,326 | $1,355,674 | $— | $37,142 | Verified |
| 2023 | $1,984,696 | — | — | −$629,022 | $1,355,674 | $— | $30,718 | Verified |
| 2022 | $1,850,000 | — | — | −$494,326 | $1,355,674 | $— | $36,612 | Verified |
| 2021 | $1,958,547 | — | — | −$602,872 | $1,355,675 | $— | $36,145 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +16.2% | +16.2% | ~100% | Not available | Partial |
| 2025 | -23.0% | -11.3% | ~100% | Not available | Partial |
| 2024 | +38.2% | +20.0% | 86.8% | 1.4900% | Verified |
| 2023 | -9.3% | -9.3% | ~100% | 1.7100% | Verified |
| 2022 | +7.3% | +7.3% | ~100% | 1.8400% | Verified |
| 2021 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +3.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.2% | -0.6% | +7.3% | 2023 | -9.3% | 2024 |
| Assessment Ratio | 100.0% | 81.0% | — | 100.0% | 2025 | 68.3% | 2023 |
| Effective Tax Rate (2025) | 1.7900% | 1.7900% | — | 1.7900% | 2025 | 1.7900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$34,348 | $34,993 | ~$31,521 | $37,142 | 2024 | $30,718 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,904,265 | ~$1,904,265 | ~1.7536% | ~$33,393 | -0.6% |
| 2027 | ~$1,893,591 | ~$1,893,591 | ~1.7135% | ~$32,447 | -1.1% |
| 2028 | ~$1,882,976 | ~$1,882,976 | ~1.6735% | ~$31,511 | -1.7% |
| 2029 | ~$1,872,421 | ~$1,872,421 | ~1.6334% | ~$30,585 | -2.2% |
| 2030 | ~$1,861,925 | ~$1,861,925 | ~1.5934% | ~$29,668 | -2.8% |
| 2026 | ~$1,865,965 | ~$1,865,965 | ~1.7936% | ~$33,468 | -2.6% |
| 2027 | ~$1,818,186 | ~$1,818,186 | ~1.7936% | ~$32,611 | -5.1% |
| 2028 | ~$1,771,631 | ~$1,771,631 | ~1.7936% | ~$31,776 | -7.5% |
| 2029 | ~$1,726,267 | ~$1,726,267 | ~1.7936% | ~$30,962 | -9.9% |
| 2030 | ~$1,682,065 | ~$1,682,065 | ~1.7936% | ~$30,170 | -12.2% |
| 2026 | ~$1,942,565 | ~$1,942,565 | ~1.7335% | ~$33,675 | +1.4% |
| 2027 | ~$1,970,528 | ~$1,970,528 | ~1.6735% | ~$32,976 | +2.9% |
| 2028 | ~$1,998,892 | ~$1,998,892 | ~1.6134% | ~$32,250 | +4.4% |
| 2029 | ~$2,027,665 | ~$2,027,665 | ~1.5533% | ~$31,497 | +5.9% |
| 2030 | ~$2,056,852 | ~$2,056,852 | ~1.4933% | ~$30,715 | +7.4% |
In 2025, this property's market value of $1,915,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +35% 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 | $1,915,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,800,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,984,696 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,850,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,958,547 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.