401 S RANCH RD 620 200 TX 78734
| Owner | FALCON 620 VENTURES LLC |
|---|---|
| Parcel ID | 0139661902 |
| Short ID | 818144 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 3,738 SF |
| Land SF | 16,404 SF |
| Acres | 0.377 |
| Year Built | 2007 |
| Legal | UNT 200 TUSCAN HILLS OFFICE CONDOMINIUMS PLUS 21.3 % INT IN COM AREA |
| Neighborhood | 26SW02 |
| Land | $262,464 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $262,464 |
| Improvement | $1,533,695 |
|---|---|
| Total Improvement | $1,533,695 |
| Market | $1,796,159 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,796,159 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,796,159 |
| Taxable Value | $1,796,159 |
|---|
Appreciation: Market value has risen +37.5% from $1,306,223 (2021) to $1,796,159 (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 (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 outpaced 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 $33,222. 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 15% of market value ($262,464 land vs $1,533,695 improvements), about $16/SF of land. Most value sits in the improvements, so building condition, age (~19 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,796,159, 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 +8.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,674,571 by 2030, with an estimated annual tax burden around $44,087. 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 |
|---|---|---|---|
| 2ND | 2nd Floor | 3,738 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% | $18,674.67 | $18,674.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,750.77 | $6,750.77 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $3,047.00 | $3,047.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,119.88 | $2,119.88 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,623.71 | $1,623.71 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $1,005.85 | $1,005.85 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $33,221.88 | $33,221.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,605,630 | $1,796,159 | -10.6% |
| Assessed Value | $1,605,630 | $1,796,159 | -10.6% |
| Land Value | $262,464 | $262,464 | +0.0% |
| Improvement Value | $1,343,166 | $1,533,695 | -12.4% |
| Taxable Value | $1,605,630 | $1,796,159 | -10.6% |
| Total Tax 2026 = estimate |
~$29,698
Estimated
|
~$33,222
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,764,429 | $1,605,630 | -158,799 (-9.0%) |
| Taxable Value | $1,764,429 | $1,605,630 | -158,799 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,605,630 | $262,464 | $1,343,166 | — | $1,605,630 | $1,605,630 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,796,159 | $262,464 | $1,533,695 | — | $1,796,159 | $1,796,159 | ~$33,222 | Partial |
| 2024 | $1,489,595 | — | — | −$1,227,131 | $262,464 | $— | $31,888 | Verified |
| 2023 | $1,345,778 | — | — | −$1,083,314 | $262,464 | $— | $26,215 | Verified |
| 2022 | $1,357,815 | — | — | −$1,095,351 | $262,464 | $— | $25,557 | Verified |
| 2021 | $1,306,223 | — | — | −$1,043,759 | $262,464 | $— | $27,300 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.8% | -1.8% | ~100% | Not available | Partial |
| 2025 | +2.4% | +2.4% | ~100% | Not available | Partial |
| 2024 | +17.7% | +17.7% | ~100% | 1.8200% | Verified |
| 2023 | +10.7% | +10.7% | ~100% | 1.7600% | Verified |
| 2022 | -0.9% | -0.9% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.0900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.6% | +4.7% | +10.9% | +20.6% | 2025 | -10.6% | 2026 |
| Assessment Ratio | 100.0% | 46.1% | — | 100.0% | 2025 | 17.6% | 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 |
$33,222 | $28,836 | ~$39,536 | $33,222 | 2025 | $25,557 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,945,032 | ~$1,945,032 | ~1.8094% | ~$35,193 | +8.3% |
| 2027 | ~$2,106,243 | ~$2,106,243 | ~1.7691% | ~$37,262 | +17.3% |
| 2028 | ~$2,280,817 | ~$2,280,817 | ~1.7289% | ~$39,433 | +27.0% |
| 2029 | ~$2,469,859 | ~$2,469,859 | ~1.6886% | ~$41,707 | +37.5% |
| 2030 | ~$2,674,571 | ~$2,674,571 | ~1.6484% | ~$44,087 | +48.9% |
| 2026 | ~$1,909,108 | ~$1,909,108 | ~1.8496% | ~$35,311 | +6.3% |
| 2027 | ~$2,029,160 | ~$2,029,160 | ~1.8496% | ~$37,531 | +13.0% |
| 2028 | ~$2,156,762 | ~$2,156,762 | ~1.8496% | ~$39,892 | +20.1% |
| 2029 | ~$2,292,387 | ~$2,292,387 | ~1.8496% | ~$42,400 | +27.6% |
| 2030 | ~$2,436,541 | ~$2,436,541 | ~1.8496% | ~$45,066 | +35.7% |
| 2026 | ~$1,980,955 | ~$1,975,775 | ~1.7892% | ~$35,351 | +10.3% |
| 2027 | ~$2,184,763 | ~$2,173,352 | ~1.7289% | ~$37,575 | +21.6% |
| 2028 | ~$2,409,540 | ~$2,390,688 | ~1.6685% | ~$39,889 | +34.1% |
| 2029 | ~$2,657,442 | ~$2,629,756 | ~1.6081% | ~$42,290 | +48.0% |
| 2030 | ~$2,930,850 | ~$2,892,732 | ~1.5478% | ~$44,773 | +63.2% |
In 2025, this property's market value of $1,796,159 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +27% 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 | $1,796,159 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,489,595 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,345,778 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,357,815 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,306,223 | $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.