907 S RANCH RD 620 TX 78734
| Owner | TILLMAN SANDRA |
|---|---|
| Parcel ID | 0137680702 |
| Short ID | 134660 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 15,146 SF |
| Land SF | 54,549 SF |
| Acres | 1.252 |
| Year Built | 1985 |
| Legal | LOT 13A CARDINAL HILLS UNIT 4 AMENDED PLAT OF LOTS 13,14&15 |
| Neighborhood | 52FSWE |
| Land | $1,090,980 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,090,980 |
| Improvement | $28,076 |
|---|---|
| Total Improvement | $28,076 |
| Market | $1,119,056 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,119,056 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,119,056 |
| Taxable Value | $1,119,056 |
|---|
Appreciation: Market value has fallen -47.8% from $2,142,000 (2021) to $1,119,056 (2025), a CAGR of -15.0% over 4 years. Growth has been relatively flat for this asset class. 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 $20,698. 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 97% of market value ($1,090,980 land vs $28,076 improvements), about $20/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 $1,119,056, this parcel sits in the lower-middle (25th–50th 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 -15.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $497,041 by 2030, with an estimated annual tax burden around $8,193. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 23,110 SF | ✗ |
| 2ND | 2nd Floor | 5,079 SF | ✓ |
| 3RD | 3rd Floor | 5,079 SF | ✓ |
| 1ST | 1st Floor | 4,988 SF | ✓ |
| 501 | CANOPY | 1,747 SF | ✗ |
| SO | Sketch Only | 1,147 SF | ✗ |
| 611 | TERRACE | 572 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% | $11,634.83 | $11,634.83 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,205.92 | $4,205.92 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $1,898.37 | $1,898.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,320.74 | $1,320.74 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,011.62 | $1,011.62 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $626.67 | $626.67 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $20,698.15 | $20,698.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,214,220 | $1,119,056 | +8.5% |
| Assessed Value | $1,214,220 | $1,119,056 | +8.5% |
| Land Value | $1,090,980 | $1,090,980 | +0.0% |
| Improvement Value | $123,240 | $28,076 | +339.0% |
| Taxable Value | $1,214,220 | $1,119,056 | +8.5% |
| Total Tax 2026 = estimate |
~$22,458
Estimated
|
~$20,698
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,214,220 | $1,214,220 | +0 (+0.0%) |
| Taxable Value | $1,214,220 | $1,214,220 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,214,220 | $1,090,980 | $123,240 | — | $1,214,220 | $1,214,220 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,119,056 | $1,090,980 | $28,076 | — | $1,119,056 | $1,119,056 | ~$20,698 | Partial |
| 2024 | $1,928,611 | — | — | −$824,151 | $1,104,460 | $— | $29,028 | Verified |
| 2023 | $2,143,590 | — | — | −$1,039,130 | $1,104,460 | $— | $33,941 | Verified |
| 2022 | $2,089,000 | — | — | −$984,540 | $1,104,460 | $— | $40,707 | Verified |
| 2021 | $2,142,000 | — | — | −$1,037,540 | $1,104,460 | $— | $42,001 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.5% | +8.5% | ~100% | Not available | Partial |
| 2025 | -30.4% | -30.4% | ~100% | Not available | Partial |
| 2024 | -16.6% | -16.6% | ~100% | 1.8000% | Verified |
| 2023 | -10.0% | -10.0% | ~100% | 1.7600% | Verified |
| 2022 | +2.6% | +2.6% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 1.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -46.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.5% | -8.7% | -16.3% | +8.5% | 2026 | -42.0% | 2025 |
| Assessment Ratio | 100.0% | 68.9% | — | 100.0% | 2025 | 51.5% | 2023 |
| 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 |
$20,698 | $33,275 | ~$12,296 | $42,001 | 2021 | $20,698 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$951,393 | ~$951,393 | ~1.8094% | ~$17,214 | -15.0% |
| 2027 | ~$808,850 | ~$808,850 | ~1.7691% | ~$14,310 | -27.7% |
| 2028 | ~$687,664 | ~$687,664 | ~1.7289% | ~$11,889 | -38.5% |
| 2029 | ~$584,634 | ~$584,634 | ~1.6886% | ~$9,872 | -47.8% |
| 2030 | ~$497,041 | ~$497,041 | ~1.6484% | ~$8,193 | -55.6% |
| 2026 | ~$1,063,103 | ~$1,063,103 | ~1.8496% | ~$19,663 | -5.0% |
| 2027 | ~$1,009,948 | ~$1,009,948 | ~1.8496% | ~$18,680 | -9.8% |
| 2028 | ~$959,451 | ~$959,451 | ~1.8496% | ~$17,746 | -14.3% |
| 2029 | ~$911,478 | ~$911,478 | ~1.8496% | ~$16,859 | -18.5% |
| 2030 | ~$865,904 | ~$865,904 | ~1.8496% | ~$16,016 | -22.6% |
| 2026 | ~$973,774 | ~$973,774 | ~1.7892% | ~$17,423 | -13.0% |
| 2027 | ~$847,353 | ~$847,353 | ~1.7289% | ~$14,650 | -24.3% |
| 2028 | ~$737,345 | ~$737,345 | ~1.6685% | ~$12,303 | -34.1% |
| 2029 | ~$641,619 | ~$641,619 | ~1.6081% | ~$10,318 | -42.7% |
| 2030 | ~$558,321 | ~$558,321 | ~1.5478% | ~$8,642 | -50.1% |
In 2025, this property's market value of $1,119,056 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -21% 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 | $1,119,056 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,928,611 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,143,590 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,089,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,142,000 | $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.