401 S RANCH RD 620 310 TX 78734
| Owner | MR PARTNERSHIP LLC |
|---|---|
| Parcel ID | 0139661906 |
| Short ID | 818148 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 2,340 SF |
| Land SF | 9,858 SF |
| Acres | 0.226 |
| Year Built | 2007 |
| Legal | UNT 310 TUSCAN HILLS OFFICE CONDOMINIUMS PLUS 12.8 % INT IN COM AREA |
| Neighborhood | 26SW02 |
| Land | $157,725 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $157,725 |
| Improvement | $905,449 |
|---|---|
| Total Improvement | $905,449 |
| Market | $1,063,174 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,063,174 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,063,174 |
| Taxable Value | $1,063,174 |
|---|
Appreciation: Market value has risen +27.0% from $836,874 (2021) to $1,063,174 (2025), a CAGR of 6.2% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 $19,665. 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 ($157,725 land vs $905,449 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 $1,063,174, 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 +6.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,433,952 by 2030, with an estimated annual tax burden around $23,637. 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 | 2,340 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% | $11,053.82 | $11,053.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,995.89 | $3,995.89 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $1,803.57 | $1,803.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,254.79 | $1,254.79 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $961.10 | $961.10 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $595.38 | $595.38 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $19,664.55 | $19,664.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,063,174 | $1,063,174 | +0.0% |
| Assessed Value | $1,063,174 | $1,063,174 | +0.0% |
| Land Value | $157,725 | $157,725 | +0.0% |
| Improvement Value | $905,449 | $905,449 | +0.0% |
| Taxable Value | $1,063,174 | $1,063,174 | +0.0% |
| Total Tax 2026 = estimate |
~$19,665
Estimated
|
~$19,665
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,134,999 | $1,063,174 | -71,825 (-6.3%) |
| Taxable Value | $1,134,999 | $1,063,174 | -71,825 (-6.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,063,174 | $157,725 | $905,449 | — | $1,063,174 | $1,063,174 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,063,174 | $157,725 | $905,449 | — | $1,063,174 | $1,063,174 | ~$19,665 | Partial |
| 2024 | $1,018,014 | — | — | −$860,289 | $157,725 | $— | $20,511 | Verified |
| 2023 | $862,611 | — | — | −$704,886 | $157,725 | $— | $17,915 | Verified |
| 2022 | $870,443 | — | — | −$712,718 | $157,725 | $— | $16,381 | Verified |
| 2021 | $836,874 | — | — | −$679,149 | $157,725 | $— | $17,501 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.8% | +6.8% | ~100% | Not available | Partial |
| 2025 | -5.7% | -5.7% | ~100% | Not available | Partial |
| 2024 | +10.8% | +10.8% | ~100% | 1.8200% | Verified |
| 2023 | +18.0% | +18.0% | ~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): +22.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +5.1% | +6.2% | +18.0% | 2024 | -0.9% | 2023 |
| Assessment Ratio | 100.0% | 45.1% | — | 100.0% | 2025 | 15.5% | 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 |
$19,665 | $18,395 | ~$22,013 | $20,511 | 2024 | $16,381 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,128,731 | ~$1,128,731 | ~1.8094% | ~$20,423 | +6.2% |
| 2027 | ~$1,198,330 | ~$1,198,330 | ~1.7691% | ~$21,200 | +12.7% |
| 2028 | ~$1,272,221 | ~$1,272,221 | ~1.7289% | ~$21,995 | +19.7% |
| 2029 | ~$1,350,668 | ~$1,350,668 | ~1.6886% | ~$22,808 | +27.0% |
| 2030 | ~$1,433,952 | ~$1,433,952 | ~1.6484% | ~$23,637 | +34.9% |
| 2026 | ~$1,107,467 | ~$1,107,467 | ~1.8496% | ~$20,484 | +4.2% |
| 2027 | ~$1,153,606 | ~$1,153,606 | ~1.8496% | ~$21,337 | +8.5% |
| 2028 | ~$1,201,667 | ~$1,201,667 | ~1.8496% | ~$22,226 | +13.0% |
| 2029 | ~$1,251,730 | ~$1,251,730 | ~1.8496% | ~$23,152 | +17.7% |
| 2030 | ~$1,303,879 | ~$1,303,879 | ~1.8496% | ~$24,117 | +22.6% |
| 2026 | ~$1,149,994 | ~$1,149,994 | ~1.7892% | ~$20,576 | +8.2% |
| 2027 | ~$1,243,905 | ~$1,243,905 | ~1.7289% | ~$21,506 | +17.0% |
| 2028 | ~$1,345,484 | ~$1,345,484 | ~1.6685% | ~$22,450 | +26.6% |
| 2029 | ~$1,455,358 | ~$1,455,358 | ~1.6081% | ~$23,404 | +36.9% |
| 2030 | ~$1,574,205 | ~$1,574,205 | ~1.5478% | ~$24,365 | +48.1% |
In 2025, this property's market value of $1,063,174 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -25% 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 | $1,063,174 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,018,014 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $862,611 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $870,443 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $836,874 | $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.