5101 HIDDEN CREEK LN TX 78669
| Owner | HILL COUNTRY CONVENIENCE & |
|---|---|
| Parcel ID | 0134961318 |
| Short ID | 787467 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 25,574 SF |
| Land SF | 154,203 SF |
| Acres | 3.540 |
| Year Built | 2008 |
| Legal | UNTS A1A-B2D & COMMON AREA & FUTURE DEVELOPMENT LAND OF HIDDEN CREEK OFFICE CONDOMINIUMS (FUTURE DEVELOPMENT LAND) |
| Neighborhood | 26SW05 |
| Land | $771,012 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $771,012 |
| Improvement | $3,128,988 |
|---|---|
| Total Improvement | $3,128,988 |
| Market | $3,900,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,900,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,900,000 |
| Taxable Value | $3,900,000 |
|---|
Appreciation: Market value has risen +37.7% from $2,832,599 (2021) to $3,900,000 (2025), a CAGR of 8.3% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $66,459. Lake Travis ISD is the largest single contributor, at 61.0% 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 20% of market value ($771,012 land vs $3,128,988 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,900,000, 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 +8.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,816,530 by 2030, with an estimated annual tax burden around $86,017. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 25,574 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% | $40,548.30 | $40,548.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,657.96 | $14,657.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,602.90 | $4,602.90 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $3,627.59 | $3,627.59 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $3,022.50 | $3,022.50 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $66,459.25 | $66,459.25 | Paid |
| 2026 Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | — | $3,900,000 | — |
| Assessed Value | — | $3,900,000 | — |
| Land Value | — | $771,012 | — |
| Improvement Value | — | $3,128,988 | — |
| Taxable Value | — | $3,900,000 | — |
| Total Tax | Pending certification |
~$66,459
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2025 | $3,900,000 | $771,012 | $3,128,988 | — | $3,900,000 | $3,900,000 | ~$66,459 | Partial |
| 2024 | $4,161,216 | — | — | −$3,390,204 | $771,012 | $— | $86,610 | Verified |
| 2023 | $3,326,196 | — | — | −$2,555,184 | $771,012 | $— | $67,971 | Verified |
| 2022 | $3,298,948 | — | — | −$2,527,936 | $771,012 | $— | $59,274 | Verified |
| 2021 | $2,832,599 | — | — | −$2,061,587 | $771,012 | $— | $62,161 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2025 | -24.5% | -24.5% | ~100% | Not available | Partial |
| 2024 | +24.2% | +24.2% | ~100% | 1.6800% | Verified |
| 2023 | +25.1% | +25.1% | ~100% | 1.6300% | Verified |
| 2022 | +0.8% | +0.8% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.3% | +9.0% | +8.3% | +25.1% | 2024 | -6.3% | 2025 |
| Assessment Ratio | 100.0% | 38.5% | — | 100.0% | 2025 | 18.5% | 2024 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$66,459 | $68,495 | ~$77,913 | $86,610 | 2024 | $59,274 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,224,589 | ~$4,224,589 | ~1.6590% | ~$70,087 | +8.3% |
| 2027 | ~$4,576,193 | ~$4,576,193 | ~1.6140% | ~$73,859 | +17.3% |
| 2028 | ~$4,957,061 | ~$4,957,061 | ~1.5689% | ~$77,773 | +27.1% |
| 2029 | ~$5,369,627 | ~$5,369,627 | ~1.5239% | ~$81,827 | +37.7% |
| 2030 | ~$5,816,530 | ~$5,816,530 | ~1.4788% | ~$86,017 | +49.1% |
| 2026 | ~$4,146,589 | ~$4,146,589 | ~1.7041% | ~$70,661 | +6.3% |
| 2027 | ~$4,408,770 | ~$4,408,770 | ~1.7041% | ~$75,129 | +13.0% |
| 2028 | ~$4,687,527 | ~$4,687,527 | ~1.7041% | ~$79,879 | +20.2% |
| 2029 | ~$4,983,910 | ~$4,983,910 | ~1.7041% | ~$84,930 | +27.8% |
| 2030 | ~$5,299,033 | ~$5,299,033 | ~1.7041% | ~$90,300 | +35.9% |
| 2026 | ~$4,302,589 | ~$4,290,000 | ~1.6365% | ~$70,206 | +10.3% |
| 2027 | ~$4,746,737 | ~$4,719,000 | ~1.5689% | ~$74,038 | +21.7% |
| 2028 | ~$5,236,733 | ~$5,190,900 | ~1.5014% | ~$77,934 | +34.3% |
| 2029 | ~$5,777,311 | ~$5,709,990 | ~1.4338% | ~$81,869 | +48.1% |
| 2030 | ~$6,373,691 | ~$6,280,989 | ~1.3662% | ~$85,812 | +63.4% |
In 2025, this property's market value of $3,900,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +175% 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 | $3,900,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,161,216 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,326,196 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $3,298,948 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $2,832,599 | $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.