1017 S RANCH RD 620 TX 78734
| Owner | TILLMAN SELF STORAGE INC |
|---|---|
| Parcel ID | 0135700407 |
| Short ID | 132647 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 9,292 SF |
| Land SF | 16,057 SF |
| Acres | 0.369 |
| Year Built | 1985 |
| Legal | LOT 2 CARDINAL HILLS UNIT 4 |
| Neighborhood | 53SWE |
| Land | $321,140 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $321,140 |
| Improvement | $1,581,634 |
|---|---|
| Total Improvement | $1,581,634 |
| Market | $1,902,774 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,902,774 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,902,774 |
| Taxable Value | $1,902,774 |
|---|
Appreciation: Market value has risen +21.3% from $1,569,267 (2021) to $1,902,774 (2025), a CAGR of 4.9% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2024→2025), 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 $35,194. 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 17% of market value ($321,140 land vs $1,581,634 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,902,774, 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 +4.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,421,030 by 2030, with an estimated annual tax burden around $39,908. 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 | 8,040 SF | ✗ |
| 1ST | 1st Floor | 4,646 SF | ✓ |
| 2ND | 2nd Floor | 4,646 SF | ✓ |
| 501 | CANOPY | 2,436 SF | ✗ |
| 413 | STAIRWAY EXT | 2 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% | $19,783.14 | $19,783.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,151.48 | $7,151.48 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $3,227.87 | $3,227.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,245.71 | $2,245.71 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,720.09 | $1,720.09 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $1,065.55 | $1,065.55 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $35,193.84 | $35,193.84 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,947,725 | $1,902,774 | +2.4% |
| Assessed Value | $1,947,725 | $1,902,774 | +2.4% |
| Land Value | $321,140 | $321,140 | +0.0% |
| Improvement Value | $1,626,585 | $1,581,634 | +2.8% |
| Taxable Value | $1,947,725 | $1,902,774 | +2.4% |
| Total Tax 2026 = estimate |
~$36,025
Estimated
|
~$35,194
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,140,357 | $1,947,725 | -192,632 (-9.0%) |
| Taxable Value | $2,140,357 | $1,947,725 | -192,632 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,947,725 | $321,140 | $1,626,585 | — | $1,947,725 | $1,947,725 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,902,774 | $321,140 | $1,581,634 | — | $1,902,774 | $1,902,774 | ~$35,194 | Partial |
| 2024 | $1,619,810 | — | — | −$1,298,670 | $321,140 | $— | $31,794 | Verified |
| 2023 | $1,445,180 | — | — | −$1,124,040 | $321,140 | $— | $28,506 | Verified |
| 2022 | $1,461,400 | — | — | −$1,124,040 | $337,360 | $— | $27,752 | Verified |
| 2021 | $1,569,267 | — | — | −$1,231,907 | $337,360 | $— | $29,383 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.5% | +12.5% | ~100% | Not available | Partial |
| 2025 | +8.8% | +8.8% | ~100% | Not available | Partial |
| 2024 | +7.9% | +7.9% | ~100% | 1.8200% | Verified |
| 2023 | +4.5% | +4.5% | ~100% | 1.7600% | Verified |
| 2022 | +6.1% | +6.1% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 1.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +30.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.4% | +4.8% | +4.5% | +17.5% | 2025 | -6.9% | 2022 |
| Assessment Ratio | 100.0% | 47.8% | — | 100.0% | 2025 | 19.8% | 2024 |
| 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 |
$35,194 | $30,526 | ~$38,015 | $35,194 | 2025 | $27,752 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,996,686 | ~$1,996,686 | ~1.8094% | ~$36,127 | +4.9% |
| 2027 | ~$2,095,233 | ~$2,095,233 | ~1.7691% | ~$37,067 | +10.1% |
| 2028 | ~$2,198,644 | ~$2,198,644 | ~1.7289% | ~$38,012 | +15.5% |
| 2029 | ~$2,307,159 | ~$2,307,159 | ~1.6886% | ~$38,959 | +21.3% |
| 2030 | ~$2,421,030 | ~$2,421,030 | ~1.6484% | ~$39,908 | +27.2% |
| 2026 | ~$1,958,631 | ~$1,958,631 | ~1.8496% | ~$36,227 | +2.9% |
| 2027 | ~$2,016,127 | ~$2,016,127 | ~1.8496% | ~$37,290 | +6.0% |
| 2028 | ~$2,075,311 | ~$2,075,311 | ~1.8496% | ~$38,385 | +9.1% |
| 2029 | ~$2,136,233 | ~$2,136,233 | ~1.8496% | ~$39,512 | +12.3% |
| 2030 | ~$2,198,943 | ~$2,198,943 | ~1.8496% | ~$40,672 | +15.6% |
| 2026 | ~$2,034,742 | ~$2,034,742 | ~1.7892% | ~$36,406 | +6.9% |
| 2027 | ~$2,175,862 | ~$2,175,862 | ~1.7289% | ~$37,618 | +14.4% |
| 2028 | ~$2,326,770 | ~$2,326,770 | ~1.6685% | ~$38,822 | +22.3% |
| 2029 | ~$2,488,144 | ~$2,488,144 | ~1.6081% | ~$40,013 | +30.8% |
| 2030 | ~$2,660,710 | ~$2,660,710 | ~1.5478% | ~$41,182 | +39.8% |
In 2025, this property's market value of $1,902,774 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +34% 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 | $1,902,774 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,619,810 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,445,180 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,461,400 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,569,267 | $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.