401 S RANCH RD 620 250 TX 78734
| Owner | VALER ENDEAVORS LLC |
|---|---|
| Parcel ID | 0139661904 |
| Short ID | 818146 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 2,220 SF |
| Land SF | 9,781 SF |
| Acres | 0.225 |
| Year Built | 2007 |
| Legal | UNT 250 TUSCAN HILLS OFFICE CONDOMINIUMS PLUS 12.7 % INT IN COM AREA |
| Neighborhood | 26SW02 |
| Land | $156,493 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $156,493 |
| Improvement | $860,935 |
|---|---|
| Total Improvement | $860,935 |
| Market | $1,017,428 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,017,428 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,017,428 |
| Taxable Value | $1,017,428 |
|---|
Appreciation: Market value has risen +27.8% from $796,200 (2021) to $1,017,428 (2025), a CAGR of 6.3% 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 $18,818. 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 ($156,493 land vs $860,935 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 $1,017,428, 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 +6.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,382,310 by 2030, with an estimated annual tax burden around $22,786. 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 | 2,220 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% | $10,578.20 | $10,578.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,823.95 | $3,823.95 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $1,725.96 | $1,725.96 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,200.80 | $1,200.80 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $919.74 | $919.74 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $569.76 | $569.76 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $18,818.41 | $18,818.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $860,000 | $1,017,428 | -15.5% |
| Assessed Value | $860,000 | $1,017,428 | -15.5% |
| Land Value | $156,493 | $156,493 | +0.0% |
| Improvement Value | $703,507 | $860,935 | -18.3% |
| Taxable Value | $860,000 | $1,017,428 | -15.5% |
| Total Tax 2026 = estimate |
~$15,907
Estimated
|
~$18,818
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,110,334 | $860,000 | -250,334 (-22.5%) |
| Taxable Value | $1,110,334 | $860,000 | -250,334 (-22.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $860,000 | $156,493 | $703,507 | — | $860,000 | $860,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,017,428 | $156,493 | $860,935 | — | $1,017,428 | $1,017,428 | ~$18,818 | Partial |
| 2024 | $842,800 | — | — | −$686,307 | $156,493 | $— | $18,394 | Verified |
| 2023 | $793,000 | — | — | −$636,507 | $156,493 | $— | $14,832 | Verified |
| 2022 | $749,000 | — | — | −$592,507 | $156,493 | $— | $15,059 | Verified |
| 2021 | $796,200 | — | — | −$639,707 | $156,493 | $— | $15,059 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.1% | +9.1% | ~100% | Not available | Partial |
| 2025 | -0.8% | +0.6% | ~100% | Not available | Partial |
| 2024 | +21.7% | +20.0% | 98.6% | 1.7900% | Verified |
| 2023 | +6.3% | +6.3% | ~100% | 1.7600% | Verified |
| 2022 | +5.9% | +5.9% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 1.8900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.5% | +2.3% | +10.2% | +20.7% | 2025 | -15.5% | 2026 |
| Assessment Ratio | 100.0% | 46.5% | — | 100.0% | 2025 | 18.6% | 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 |
$18,818 | $16,433 | ~$21,160 | $18,818 | 2025 | $14,832 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,081,743 | ~$1,081,743 | ~1.8094% | ~$19,573 | +6.3% |
| 2027 | ~$1,150,123 | ~$1,150,123 | ~1.7691% | ~$20,347 | +13.0% |
| 2028 | ~$1,222,826 | ~$1,222,826 | ~1.7289% | ~$21,141 | +20.2% |
| 2029 | ~$1,300,125 | ~$1,300,125 | ~1.6886% | ~$21,954 | +27.8% |
| 2030 | ~$1,382,310 | ~$1,382,310 | ~1.6484% | ~$22,786 | +35.9% |
| 2026 | ~$1,061,394 | ~$1,061,394 | ~1.8496% | ~$19,632 | +4.3% |
| 2027 | ~$1,107,261 | ~$1,107,261 | ~1.8496% | ~$20,480 | +8.8% |
| 2028 | ~$1,155,109 | ~$1,155,109 | ~1.8496% | ~$21,365 | +13.5% |
| 2029 | ~$1,205,025 | ~$1,205,025 | ~1.8496% | ~$22,288 | +18.4% |
| 2030 | ~$1,257,098 | ~$1,257,098 | ~1.8496% | ~$23,251 | +23.6% |
| 2026 | ~$1,102,091 | ~$1,102,091 | ~1.7892% | ~$19,719 | +8.3% |
| 2027 | ~$1,193,800 | ~$1,193,800 | ~1.7289% | ~$20,639 | +17.3% |
| 2028 | ~$1,293,140 | ~$1,293,140 | ~1.6685% | ~$21,576 | +27.1% |
| 2029 | ~$1,400,746 | ~$1,400,746 | ~1.6081% | ~$22,526 | +37.7% |
| 2030 | ~$1,517,307 | ~$1,517,307 | ~1.5478% | ~$23,485 | +49.1% |
In 2025, this property's market value of $1,017,428 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -28% 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 | $1,017,428 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $842,800 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $793,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $749,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $796,200 | $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.