2011 S RANCH RD 620 TX 78734
| Owner | 2264 MORRIS AVENUE LLC |
|---|---|
| Parcel ID | 0133700521 |
| Short ID | 375188 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,616 SF |
| Land SF | 60,069 SF |
| Acres | 1.379 |
| Year Built | 1995 |
| Legal | LOT 1 GARDNER-MCMANUS SUBD |
| Neighborhood | 33SWE |
| Land | $1,201,380 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,201,380 |
| Improvement | $428,950 |
|---|---|
| Total Improvement | $428,950 |
| Market | $1,630,330 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,630,330 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,630,330 |
| Taxable Value | $1,630,330 |
|---|
Appreciation: Market value has fallen -4.1% from $1,700,000 (2021) to $1,630,330 (2025), a CAGR of -1.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 6 taxing entities is 1.8496% in 2025 (+0.0309% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $30,155. Lake Travis ISD is the largest single contributor, at 56.2% 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 74% of market value ($1,201,380 land vs $428,950 improvements), about $20/SF of land. With value concentrated in the land under a ~31-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 $1,630,330, 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 -1.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,547,244 by 2030, with an estimated annual tax burden around $25,505. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 18,725 SF | ✗ |
| 611 | TERRACE | 2,693 SF | ✗ |
| 1ST | 1st Floor | 2,616 SF | ✓ |
| SO | Sketch Only | 938 SF | ✗ |
| 501 | CANOPY | 533 SF | ✗ |
| 541 | FENCE COMM LF | 64 SF | ✗ |
| 437 | FENCE MASON LF | 37 SF | ✗ |
| 435 | FENCE IRON LF | 17 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $16,950.54 | $16,950.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,127.51 | $6,127.51 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $2,765.69 | $2,765.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,924.16 | $1,924.16 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,473.80 | $1,473.80 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $912.98 | $912.98 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $30,154.68 | $30,154.68 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,725,666 | $1,630,330 | +5.8% |
| Assessed Value | $1,725,666 | $1,630,330 | +5.8% |
| Land Value | $1,201,380 | $1,201,380 | +0.0% |
| Improvement Value | $524,286 | $428,950 | +22.2% |
| Taxable Value | $1,725,666 | $1,630,330 | +5.8% |
| Total Tax 2026 = estimate |
~$31,918
Estimated
|
~$30,155
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,816,490 | $1,725,666 | -90,824 (-5.0%) |
| Taxable Value | $1,816,490 | $1,725,666 | -90,824 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,725,666 | $1,201,380 | $524,286 | — | $1,725,666 | $1,725,666 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,630,330 | $1,201,380 | $428,950 | — | $1,630,330 | $1,630,330 | ~$30,155 | Partial |
| 2024 | $1,600,000 | — | — | −$398,620 | $1,201,380 | $— | $30,845 | Verified |
| 2023 | $1,528,333 | — | — | −$326,953 | $1,201,380 | $— | $28,158 | Verified |
| 2022 | $1,596,083 | — | — | −$394,703 | $1,201,380 | $— | $29,023 | Verified |
| 2021 | $1,700,000 | — | — | −$498,620 | $1,201,380 | $— | $32,091 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.4% | +11.4% | ~100% | Not available | Partial |
| 2025 | -3.9% | -3.9% | ~100% | Not available | Partial |
| 2024 | +6.0% | +6.0% | ~100% | 1.8200% | Verified |
| 2023 | +4.7% | +4.7% | ~100% | 1.7600% | Verified |
| 2022 | -4.2% | -4.2% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.8% | +0.4% | -2.1% | +5.8% | 2026 | -6.1% | 2022 |
| Assessment Ratio | 100.0% | 83.3% | — | 100.0% | 2025 | 70.7% | 2021 |
| Effective Tax Rate (2025) | 1.8500% | 1.8500% | — | 1.8500% | 2025 | 1.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,155 | $30,054 | ~$27,332 | $32,091 | 2021 | $28,158 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,613,363 | ~$1,613,363 | ~1.8094% | ~$29,192 | -1.0% |
| 2027 | ~$1,596,573 | ~$1,596,573 | ~1.7691% | ~$28,245 | -2.1% |
| 2028 | ~$1,579,958 | ~$1,579,958 | ~1.7289% | ~$27,316 | -3.1% |
| 2029 | ~$1,563,515 | ~$1,563,515 | ~1.6886% | ~$26,402 | -4.1% |
| 2030 | ~$1,547,244 | ~$1,547,244 | ~1.6484% | ~$25,505 | -5.1% |
| 2026 | ~$1,580,757 | ~$1,580,757 | ~1.8496% | ~$29,238 | -3.0% |
| 2027 | ~$1,532,691 | ~$1,532,691 | ~1.8496% | ~$28,349 | -6.0% |
| 2028 | ~$1,486,086 | ~$1,486,086 | ~1.8496% | ~$27,487 | -8.8% |
| 2029 | ~$1,440,899 | ~$1,440,899 | ~1.8496% | ~$26,651 | -11.6% |
| 2030 | ~$1,397,086 | ~$1,397,086 | ~1.8496% | ~$25,841 | -14.3% |
| 2026 | ~$1,645,970 | ~$1,645,970 | ~1.7892% | ~$29,450 | +1.0% |
| 2027 | ~$1,661,760 | ~$1,661,760 | ~1.7289% | ~$28,730 | +1.9% |
| 2028 | ~$1,677,701 | ~$1,677,701 | ~1.6685% | ~$27,993 | +2.9% |
| 2029 | ~$1,693,796 | ~$1,693,796 | ~1.6081% | ~$27,239 | +3.9% |
| 2030 | ~$1,710,044 | ~$1,710,044 | ~1.5478% | ~$26,468 | +4.9% |
In 2025, this property's market value of $1,630,330 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +15% 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 | $1,630,330 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,528,333 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,596,083 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,700,000 | $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.