401 S RANCH RD 620 210 TX 78734
| Owner | VALER ENDEAVORS LLC |
|---|---|
| Parcel ID | 0139661903 |
| Short ID | 818145 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 3,250 SF |
| Land SF | 13,863 SF |
| Acres | 0.318 |
| Year Built | 2007 |
| Legal | UNT 210 TUSCAN HILLS OFFICE CONDOMINIUMS PLUS 18.0 % INT IN COM AREA |
| Neighborhood | 26SW02 |
| Land | $221,801 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $221,801 |
| Improvement | $1,201,907 |
|---|---|
| Total Improvement | $1,201,907 |
| Market | $1,423,708 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,423,708 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,423,708 |
| Taxable Value | $1,423,708 |
|---|
Appreciation: Market value has risen +27.2% from $1,119,300 (2021) to $1,423,708 (2025), a CAGR of 6.2% 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 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 $26,333. 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 16% of market value ($221,801 land vs $1,201,907 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 $1,423,708, 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 +6.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,923,154 by 2030, with an estimated annual tax burden around $31,701. 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 | 3,250 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% | $14,802.29 | $14,802.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,350.94 | $5,350.94 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $2,415.18 | $2,415.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,680.30 | $1,680.30 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,287.02 | $1,287.02 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $797.28 | $797.28 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $26,333.01 | $26,333.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,225,000 | $1,423,708 | -14.0% |
| Assessed Value | $1,225,000 | $1,423,708 | -14.0% |
| Land Value | $221,801 | $221,801 | +0.0% |
| Improvement Value | $1,003,199 | $1,201,907 | -16.5% |
| Taxable Value | $1,225,000 | $1,423,708 | -14.0% |
| Total Tax 2026 = estimate |
~$22,658
Estimated
|
~$26,333
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,553,737 | $1,225,000 | -328,737 (-21.2%) |
| Taxable Value | $1,553,737 | $1,225,000 | -328,737 (-21.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,225,000 | $221,801 | $1,003,199 | — | $1,225,000 | $1,225,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,423,708 | $221,801 | $1,201,907 | — | $1,423,708 | $1,423,708 | ~$26,333 | Partial |
| 2024 | $1,080,200 | — | — | −$858,399 | $221,801 | $— | $23,575 | Verified |
| 2023 | $1,100,000 | — | — | −$878,199 | $221,801 | $— | $19,010 | Verified |
| 2022 | $1,040,320 | — | — | −$818,519 | $221,801 | $— | $20,889 | Verified |
| 2021 | $1,119,300 | — | — | −$897,499 | $221,801 | $— | $20,916 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.1% | +9.1% | ~100% | Not available | Partial |
| 2025 | -0.8% | +9.8% | ~100% | Not available | Partial |
| 2024 | +32.9% | +20.0% | 90.3% | 1.6400% | Verified |
| 2023 | -1.8% | -1.8% | ~100% | 1.7600% | Verified |
| 2022 | +5.7% | +5.7% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 1.8700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.0% | +2.9% | +9.6% | +31.8% | 2025 | -14.0% | 2026 |
| Assessment Ratio | 100.0% | 47.0% | — | 100.0% | 2025 | 19.8% | 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 |
$26,333 | $22,145 | ~$29,505 | $26,333 | 2025 | $19,010 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,511,957 | ~$1,511,957 | ~1.8094% | ~$27,357 | +6.2% |
| 2027 | ~$1,605,677 | ~$1,605,677 | ~1.7691% | ~$28,406 | +12.8% |
| 2028 | ~$1,705,206 | ~$1,705,206 | ~1.7289% | ~$29,481 | +19.8% |
| 2029 | ~$1,810,904 | ~$1,810,904 | ~1.6886% | ~$30,580 | +27.2% |
| 2030 | ~$1,923,154 | ~$1,923,154 | ~1.6484% | ~$31,701 | +35.1% |
| 2026 | ~$1,483,483 | ~$1,483,483 | ~1.8496% | ~$27,439 | +4.2% |
| 2027 | ~$1,545,768 | ~$1,545,768 | ~1.8496% | ~$28,591 | +8.6% |
| 2028 | ~$1,610,668 | ~$1,610,668 | ~1.8496% | ~$29,791 | +13.1% |
| 2029 | ~$1,678,293 | ~$1,678,293 | ~1.8496% | ~$31,042 | +17.9% |
| 2030 | ~$1,748,757 | ~$1,748,757 | ~1.8496% | ~$32,345 | +22.8% |
| 2026 | ~$1,540,431 | ~$1,540,431 | ~1.7892% | ~$27,562 | +8.2% |
| 2027 | ~$1,666,725 | ~$1,666,725 | ~1.7289% | ~$28,816 | +17.1% |
| 2028 | ~$1,803,372 | ~$1,803,372 | ~1.6685% | ~$30,090 | +26.7% |
| 2029 | ~$1,951,222 | ~$1,951,222 | ~1.6081% | ~$31,379 | +37.1% |
| 2030 | ~$2,111,194 | ~$2,111,194 | ~1.5478% | ~$32,677 | +48.3% |
In 2025, this property's market value of $1,423,708 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +0% 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 | $1,423,708 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,080,200 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,100,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,040,320 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,119,300 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.