3800 RANCH RD 2222 TX 78731
| Owner | DRY CREEK SHELL PROPERTY LLC |
|---|---|
| Parcel ID | 0133040420 |
| Short ID | 128389 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 1,703 SF |
| Land SF | 19,254 SF |
| Acres | 0.442 |
| Year Built | 1966 |
| Legal | TRT 1 DRY CREEK SUBD |
| Neighborhood | 48NWE |
| Land | $154,028 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $154,028 |
| Improvement | $361,031 |
|---|---|
| Total Improvement | $361,031 |
| Market | $515,059 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $515,059 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $515,059 |
| Taxable Value | $515,059 |
|---|
Appreciation: Market value has risen +30.7% from $393,964 (2021) to $515,059 (2025), a CAGR of 6.9% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $10,541. Austin ISD is the largest single contributor, at 45.2% 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 30% of market value ($154,028 land vs $361,031 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~60 yrs), and rent roll drive the underwriting.
Submarket Position: At $515,059, 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 +6.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $720,042 by 2030, with an estimated annual tax burden around $13,564. 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 | 17,704 SF | ✗ |
| 1ST | 1st Floor | 1,703 SF | ✓ |
| 501 | CANOPY | 1,565 SF | ✗ |
| 581C | STORAGE ATT COMM | 156 SF | ✓ |
| 482 | LIGHT POLES | 4 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $4,765.33 | $4,765.33 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,699.00 | $2,699.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,935.82 | $1,935.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $607.89 | $607.89 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $532.57 | $532.57 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,540.61 | $10,540.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $303,786 | $515,059 | -41.0% |
| Assessed Value | $303,786 | $515,059 | -41.0% |
| Land Value | $154,028 | $154,028 | +0.0% |
| Improvement Value | $149,758 | $361,031 | -58.5% |
| Taxable Value | $303,786 | $515,059 | -41.0% |
| Total Tax 2026 = estimate |
~$6,217
Estimated
|
~$10,541
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $521,720 | $303,786 | -217,934 (-41.8%) |
| Taxable Value | $521,720 | $303,786 | -217,934 (-41.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $303,786 | $154,028 | $149,758 | — | $303,786 | $303,786 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $515,059 | $154,028 | $361,031 | — | $515,059 | $515,059 | ~$10,541 | Partial |
| 2024 | $509,177 | — | — | −$355,149 | $154,028 | $— | $9,505 | Verified |
| 2023 | $400,675 | — | — | −$246,647 | $154,028 | $— | $9,212 | Verified |
| 2022 | $397,896 | — | — | −$243,868 | $154,028 | $— | $7,913 | Verified |
| 2021 | $393,964 | — | — | −$239,936 | $154,028 | $— | $8,661 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.3% | +1.3% | ~100% | Not available | Partial |
| 2025 | +7.4% | +7.4% | ~100% | Not available | Partial |
| 2024 | -5.8% | -5.8% | ~100% | 1.9800% | Verified |
| 2023 | +27.1% | +27.1% | ~100% | 1.8100% | Verified |
| 2022 | +0.7% | +0.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -41.0% | -2.2% | +21.8% | +27.1% | 2024 | -41.0% | 2026 |
| Assessment Ratio | 100.0% | 57.8% | — | 100.0% | 2025 | 30.3% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,541 | $9,166 | ~$12,300 | $10,541 | 2025 | $7,913 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$550,753 | ~$550,753 | ~2.0139% | ~$11,092 | +6.9% |
| 2027 | ~$588,921 | ~$588,921 | ~1.9814% | ~$11,669 | +14.3% |
| 2028 | ~$629,734 | ~$629,734 | ~1.9488% | ~$12,273 | +22.3% |
| 2029 | ~$673,376 | ~$673,376 | ~1.9163% | ~$12,904 | +30.7% |
| 2030 | ~$720,042 | ~$720,042 | ~1.8837% | ~$13,564 | +39.8% |
| 2026 | ~$540,452 | ~$540,452 | ~2.0465% | ~$11,060 | +4.9% |
| 2027 | ~$567,097 | ~$567,097 | ~2.0465% | ~$11,606 | +10.1% |
| 2028 | ~$595,056 | ~$595,056 | ~2.0465% | ~$12,178 | +15.5% |
| 2029 | ~$624,393 | ~$624,393 | ~2.0465% | ~$12,778 | +21.2% |
| 2030 | ~$655,176 | ~$655,176 | ~2.0465% | ~$13,408 | +27.2% |
| 2026 | ~$561,054 | ~$561,054 | ~1.9977% | ~$11,208 | +8.9% |
| 2027 | ~$611,157 | ~$611,157 | ~1.9488% | ~$11,910 | +18.7% |
| 2028 | ~$665,735 | ~$665,735 | ~1.9000% | ~$12,649 | +29.3% |
| 2029 | ~$725,186 | ~$725,186 | ~1.8512% | ~$13,425 | +40.8% |
| 2030 | ~$789,946 | ~$789,946 | ~1.8024% | ~$14,238 | +53.4% |
In 2025, this property's market value of $515,059 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -64% 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 | $515,059 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $509,177 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $400,675 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $397,896 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $393,964 | $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.