401 S RANCH RD 620 350B TX 78734
| Owner | VALER ENDEAVORS LLC |
|---|---|
| Parcel ID | 0139661908 |
| Short ID | 818150 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 644 SF |
| Land SF | 2,850 SF |
| Acres | 0.065 |
| Year Built | 2007 |
| Legal | UNT 350B TUSCAN HILLS OFFICE CONDOMINIUMS PLUS 3.7 % INT IN COM AREA |
| Neighborhood | 26SW02 |
| Land | $45,592 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $45,592 |
| Improvement | $270,920 |
|---|---|
| Total Improvement | $270,920 |
| Market | $316,512 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $316,512 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $316,512 |
| Taxable Value | $316,512 |
|---|
Appreciation: Market value has risen +28.1% from $247,000 (2021) to $316,512 (2025), a CAGR of 6.4% 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 $5,854. 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 14% of market value ($45,592 land vs $270,920 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 $316,512, this parcel sits in the bottom quartile (<25th 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 +6.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $431,526 by 2030, with an estimated annual tax burden around $7,113. 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 | 644 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% | $3,290.78 | $3,290.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,189.59 | $1,189.59 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $536.93 | $536.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $373.56 | $373.56 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $286.12 | $286.12 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $177.25 | $177.25 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $5,854.23 | $5,854.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $300,000 | $316,512 | -5.2% |
| Assessed Value | $300,000 | $316,512 | -5.2% |
| Land Value | $45,592 | $45,592 | +0.0% |
| Improvement Value | $254,408 | $270,920 | -6.1% |
| Taxable Value | $300,000 | $316,512 | -5.2% |
| Total Tax 2026 = estimate |
~$5,549
Estimated
|
~$5,854
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $345,349 | $300,000 | -45,349 (-13.1%) |
| Taxable Value | $345,349 | $300,000 | -45,349 (-13.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $300,000 | $45,592 | $254,408 | — | $300,000 | $300,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $316,512 | $45,592 | $270,920 | — | $316,512 | $316,512 | ~$5,854 | Partial |
| 2024 | $261,200 | — | — | −$215,608 | $45,592 | $— | $5,701 | Verified |
| 2023 | $249,000 | — | — | −$203,408 | $45,592 | $— | $4,597 | Verified |
| 2022 | $247,940 | — | — | −$202,348 | $45,592 | $— | $4,729 | Verified |
| 2021 | $247,000 | — | — | −$201,408 | $45,592 | $— | $4,985 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.1% | +9.1% | ~100% | Not available | Partial |
| 2025 | -0.8% | +1.0% | ~100% | Not available | Partial |
| 2024 | +22.2% | +20.0% | 98.2% | 1.7900% | Verified |
| 2023 | +4.9% | +4.9% | ~100% | 1.7600% | Verified |
| 2022 | +0.4% | +0.4% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.0200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.2% | +4.3% | +7.6% | +21.2% | 2025 | -5.2% | 2026 |
| Assessment Ratio | 100.0% | 45.4% | — | 100.0% | 2025 | 17.5% | 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 |
$5,854 | $5,173 | ~$6,597 | $5,854 | 2025 | $4,597 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$336,755 | ~$336,755 | ~1.8094% | ~$6,093 | +6.4% |
| 2027 | ~$358,292 | ~$358,292 | ~1.7691% | ~$6,339 | +13.2% |
| 2028 | ~$381,206 | ~$381,206 | ~1.7289% | ~$6,591 | +20.4% |
| 2029 | ~$405,586 | ~$405,586 | ~1.6886% | ~$6,849 | +28.1% |
| 2030 | ~$431,526 | ~$431,526 | ~1.6484% | ~$7,113 | +36.3% |
| 2026 | ~$330,424 | ~$330,424 | ~1.8496% | ~$6,112 | +4.4% |
| 2027 | ~$344,948 | ~$344,948 | ~1.8496% | ~$6,380 | +9.0% |
| 2028 | ~$360,110 | ~$360,110 | ~1.8496% | ~$6,661 | +13.8% |
| 2029 | ~$375,939 | ~$375,939 | ~1.8496% | ~$6,953 | +18.8% |
| 2030 | ~$392,464 | ~$392,464 | ~1.8496% | ~$7,259 | +24.0% |
| 2026 | ~$343,085 | ~$343,085 | ~1.7892% | ~$6,139 | +8.4% |
| 2027 | ~$371,889 | ~$371,889 | ~1.7289% | ~$6,430 | +17.5% |
| 2028 | ~$403,110 | ~$403,110 | ~1.6685% | ~$6,726 | +27.4% |
| 2029 | ~$436,954 | ~$436,954 | ~1.6081% | ~$7,027 | +38.1% |
| 2030 | ~$473,638 | ~$473,638 | ~1.5478% | ~$7,331 | +49.6% |
In 2025, this property's market value of $316,512 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -78% 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 | $316,512 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $261,200 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $249,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $247,940 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $247,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 25% | 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.