401 S RANCH RD 620 350C TX 78734
| Owner | VALER ENDEAVORS LLC |
|---|---|
| Parcel ID | 0139661909 |
| Short ID | 818151 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,268 SF |
| Land SF | 5,545 SF |
| Acres | 0.127 |
| Year Built | 2007 |
| Legal | UNT 350C TUSCAN HILLS OFFICE CONDOMINIUMS PLUS 7.2 % INT IN COM AREA |
| Neighborhood | 26SW02 |
| Land | $88,720 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $88,720 |
| Improvement | $505,715 |
|---|---|
| Total Improvement | $505,715 |
| Market | $594,435 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $594,435 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $594,435 |
| Taxable Value | $594,435 |
|---|
Appreciation: Market value has risen +22.8% from $484,000 (2021) to $594,435 (2025), a CAGR of 5.3% 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 lagged 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 $10,995. 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 ($88,720 land vs $505,715 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 $594,435, 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 +5.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $768,561 by 2030, with an estimated annual tax burden around $12,669. 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 | 1,268 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% | $6,180.34 | $6,180.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,234.15 | $2,234.15 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $1,008.40 | $1,008.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $701.57 | $701.57 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $537.36 | $537.36 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $332.88 | $332.88 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $10,994.70 | $10,994.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $500,000 | $594,435 | -15.9% |
| Assessed Value | $500,000 | $594,435 | -15.9% |
| Land Value | $88,720 | $88,720 | +0.0% |
| Improvement Value | $411,280 | $505,715 | -18.7% |
| Taxable Value | $500,000 | $594,435 | -15.9% |
| Total Tax 2026 = estimate |
~$9,248
Estimated
|
~$10,995
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $648,654 | $500,000 | -148,654 (-22.9%) |
| Taxable Value | $648,654 | $500,000 | -148,654 (-22.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $500,000 | $88,720 | $411,280 | — | $500,000 | $500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $594,435 | $88,720 | $505,715 | — | $594,435 | $594,435 | ~$10,995 | Partial |
| 2024 | $491,600 | — | — | −$402,880 | $88,720 | $— | $10,729 | Verified |
| 2023 | $465,000 | — | — | −$376,280 | $88,720 | $— | $8,651 | Verified |
| 2022 | $438,000 | — | — | −$349,280 | $88,720 | $— | $8,830 | Verified |
| 2021 | $484,000 | — | — | −$395,280 | $88,720 | $— | $8,806 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.1% | +9.1% | ~100% | Not available | Partial |
| 2025 | -0.8% | +0.8% | ~100% | Not available | Partial |
| 2024 | +21.9% | +20.0% | 98.4% | 1.7900% | Verified |
| 2023 | +5.7% | +5.7% | ~100% | 1.7600% | Verified |
| 2022 | +6.2% | +6.2% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 1.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.9% | +1.5% | +9.2% | +20.9% | 2025 | -15.9% | 2026 |
| Assessment Ratio | 100.0% | 45.9% | — | 100.0% | 2025 | 18.0% | 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 |
$10,995 | $9,602 | ~$11,993 | $10,995 | 2025 | $8,651 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$625,776 | ~$625,776 | ~1.8094% | ~$11,323 | +5.3% |
| 2027 | ~$658,770 | ~$658,770 | ~1.7691% | ~$11,654 | +10.8% |
| 2028 | ~$693,503 | ~$693,503 | ~1.7289% | ~$11,990 | +16.7% |
| 2029 | ~$730,068 | ~$730,068 | ~1.6886% | ~$12,328 | +22.8% |
| 2030 | ~$768,561 | ~$768,561 | ~1.6484% | ~$12,669 | +29.3% |
| 2026 | ~$613,888 | ~$613,888 | ~1.8496% | ~$11,355 | +3.3% |
| 2027 | ~$633,977 | ~$633,977 | ~1.8496% | ~$11,726 | +6.7% |
| 2028 | ~$654,723 | ~$654,723 | ~1.8496% | ~$12,110 | +10.1% |
| 2029 | ~$676,149 | ~$676,149 | ~1.8496% | ~$12,506 | +13.7% |
| 2030 | ~$698,276 | ~$698,276 | ~1.8496% | ~$12,915 | +17.5% |
| 2026 | ~$637,665 | ~$637,665 | ~1.7892% | ~$11,409 | +7.3% |
| 2027 | ~$684,039 | ~$684,039 | ~1.7289% | ~$11,826 | +15.1% |
| 2028 | ~$733,785 | ~$733,785 | ~1.6685% | ~$12,243 | +23.4% |
| 2029 | ~$787,150 | ~$787,150 | ~1.6081% | ~$12,659 | +32.4% |
| 2030 | ~$844,395 | ~$844,395 | ~1.5478% | ~$13,069 | +42.1% |
In 2025, this property's market value of $594,435 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -58% 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 | $594,435 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $491,600 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $465,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $438,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $484,000 | $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.