401 S RANCH RD 620 300 TX 78734
| Owner | LCCFD ACQUISITION LLC |
|---|---|
| Parcel ID | 0139661905 |
| Short ID | 818147 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 3,206 SF |
| Land SF | 14,017 SF |
| Acres | 0.322 |
| Year Built | 2007 |
| Legal | UNT 300 TUSCAN HILLS OFFICE CONDOMINIUMS PLUS 18.2 % INT IN COM AREA |
| Neighborhood | 26SW02 |
| Land | $224,265 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $224,265 |
| Improvement | $1,265,735 |
|---|---|
| Total Improvement | $1,265,735 |
| Market | $1,490,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,490,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,490,000 |
| Taxable Value | $1,490,000 |
|---|
Appreciation: Market value has risen +32.9% from $1,121,200 (2021) to $1,490,000 (2025), a CAGR of 7.4% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $27,559. 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 ($224,265 land vs $1,265,735 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 $1,490,000, 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 +7.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,126,010 by 2030, with an estimated annual tax burden around $35,045. 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 |
|---|---|---|---|
| 3RD | 3rd Floor | 3,206 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% | $15,491.53 | $15,491.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,600.09 | $5,600.09 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $2,527.64 | $2,527.64 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,758.54 | $1,758.54 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,346.95 | $1,346.95 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $834.40 | $834.40 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $27,559.15 | $27,559.15 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,537,966 | $1,490,000 | +3.2% |
| Assessed Value | $1,537,966 | $1,490,000 | +3.2% |
| Land Value | $224,265 | $224,265 | +0.0% |
| Improvement Value | $1,313,701 | $1,265,735 | +3.8% |
| Taxable Value | $1,537,966 | $1,490,000 | +3.2% |
| Total Tax 2026 = estimate |
~$28,446
Estimated
|
~$27,559
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,537,966 | $1,537,966 | +0 (+0.0%) |
| Taxable Value | $1,537,966 | $1,537,966 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,537,966 | $224,265 | $1,313,701 | — | $1,537,966 | $1,537,966 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,490,000 | $224,265 | $1,265,735 | — | $1,490,000 | $1,490,000 | ~$27,559 | Partial |
| 2024 | $1,297,897 | — | — | −$1,073,632 | $224,265 | $— | $25,849 | Verified |
| 2023 | $1,147,632 | — | — | −$923,367 | $224,265 | $— | $22,841 | Verified |
| 2022 | $1,171,480 | — | — | −$947,215 | $224,265 | $— | $21,794 | Verified |
| 2021 | $1,121,200 | — | — | −$896,935 | $224,265 | $— | $23,554 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.2% | +3.2% | ~100% | Not available | Partial |
| 2025 | +4.8% | +4.8% | ~100% | Not available | Partial |
| 2024 | +9.5% | +9.5% | ~100% | 1.8200% | Verified |
| 2023 | +13.1% | +13.1% | ~100% | 1.7600% | Verified |
| 2022 | -2.0% | -2.0% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.2% | +6.7% | +6.7% | +14.8% | 2025 | -2.0% | 2023 |
| Assessment Ratio | 100.0% | 46.0% | — | 100.0% | 2025 | 17.3% | 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 |
$27,559 | $24,319 | ~$31,940 | $27,559 | 2025 | $21,794 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,599,787 | ~$1,599,787 | ~1.8094% | ~$28,946 | +7.4% |
| 2027 | ~$1,717,663 | ~$1,717,663 | ~1.7691% | ~$30,388 | +15.3% |
| 2028 | ~$1,844,224 | ~$1,844,224 | ~1.7289% | ~$31,884 | +23.8% |
| 2029 | ~$1,980,111 | ~$1,980,111 | ~1.6886% | ~$33,437 | +32.9% |
| 2030 | ~$2,126,010 | ~$2,126,010 | ~1.6484% | ~$35,045 | +42.7% |
| 2026 | ~$1,569,987 | ~$1,569,987 | ~1.8496% | ~$29,039 | +5.4% |
| 2027 | ~$1,654,267 | ~$1,654,267 | ~1.8496% | ~$30,597 | +11.0% |
| 2028 | ~$1,743,072 | ~$1,743,072 | ~1.8496% | ~$32,240 | +17.0% |
| 2029 | ~$1,836,644 | ~$1,836,644 | ~1.8496% | ~$33,971 | +23.3% |
| 2030 | ~$1,935,239 | ~$1,935,239 | ~1.8496% | ~$35,794 | +29.9% |
| 2026 | ~$1,629,587 | ~$1,629,587 | ~1.7892% | ~$29,157 | +9.4% |
| 2027 | ~$1,782,250 | ~$1,782,250 | ~1.7289% | ~$30,813 | +19.6% |
| 2028 | ~$1,949,215 | ~$1,949,215 | ~1.6685% | ~$32,523 | +30.8% |
| 2029 | ~$2,131,822 | ~$2,131,822 | ~1.6081% | ~$34,283 | +43.1% |
| 2030 | ~$2,331,536 | ~$2,331,536 | ~1.5478% | ~$36,087 | +56.5% |
In 2025, this property's market value of $1,490,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +5% 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 | $1,490,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,297,897 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,147,632 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,171,480 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,121,200 | $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.