113 N RANCH RD 620 TX 78734
| Owner | TSL HOLDINGS LLC |
|---|---|
| Parcel ID | 0141660915 |
| Short ID | 139690 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 1,288 SF |
| Land SF | 23,916 SF |
| Acres | 0.549 |
| Year Built | 1984 |
| Legal | LOT 31A CARDINAL HILLS UNIT 1 AMENDED PLAT LOTS 31&32 BLK A |
| Neighborhood | 33SWE |
| Land | $382,656 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $382,656 |
| Improvement | $58,296 |
|---|---|
| Total Improvement | $58,296 |
| Market | $440,952 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $440,952 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $440,952 |
| Taxable Value | $440,952 |
|---|
Appreciation: Market value has fallen -5.5% from $466,600 (2021) to $440,952 (2025), a CAGR of -1.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $8,156. 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 87% of market value ($382,656 land vs $58,296 improvements), about $16/SF of land. With value concentrated in the land under a ~42-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $440,952, 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 -1.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $410,865 by 2030, with an estimated annual tax burden around $6,773. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 5,000 SF | ✗ |
| 1ST | 1st Floor | 1,288 SF | ✓ |
| 611 | TERRACE | 176 SF | ✗ |
| 541 | FENCE COMM LF | 48 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% | $4,584.58 | $4,584.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,657.30 | $1,657.30 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $748.03 | $748.03 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $520.42 | $520.42 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $398.62 | $398.62 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $246.93 | $246.93 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $8,155.88 | $8,155.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $440,952 | $440,952 | +0.0% |
| Assessed Value | $440,952 | $440,952 | +0.0% |
| Land Value | $382,656 | $382,656 | +0.0% |
| Improvement Value | $58,296 | $58,296 | +0.0% |
| Taxable Value | $440,952 | $440,952 | +0.0% |
| Total Tax 2026 = estimate |
~$8,156
Estimated
|
~$8,156
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $440,952 | $440,952 | +0 (+0.0%) |
| Taxable Value | $440,952 | $440,952 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $440,952 | $382,656 | $58,296 | — | $440,952 | $440,952 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $440,952 | $382,656 | $58,296 | — | $440,952 | $440,952 | ~$8,156 | Partial |
| 2024 | $436,014 | — | — | −$53,358 | $382,656 | $— | $8,017 | Verified |
| 2023 | $401,920 | — | — | −$19,264 | $382,656 | $— | $7,673 | Verified |
| 2022 | $409,108 | — | — | −$26,452 | $382,656 | $— | $7,633 | Verified |
| 2021 | $466,600 | — | — | −$64,680 | $401,920 | $— | $8,225 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +1.1% | +1.1% | ~100% | 1.8200% | Verified |
| 2023 | +8.5% | +8.5% | ~100% | 1.7600% | Verified |
| 2022 | -16.2% | -16.2% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 1.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -8.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.9% | -1.4% | +8.5% | 2024 | -12.3% | 2022 |
| Assessment Ratio | 100.0% | 93.8% | — | 100.0% | 2025 | 86.1% | 2021 |
| 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 |
$8,156 | $7,941 | ~$7,313 | $8,225 | 2021 | $7,633 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$434,763 | ~$434,763 | ~1.8094% | ~$7,866 | -1.4% |
| 2027 | ~$428,662 | ~$428,662 | ~1.7691% | ~$7,584 | -2.8% |
| 2028 | ~$422,646 | ~$422,646 | ~1.7289% | ~$7,307 | -4.2% |
| 2029 | ~$416,714 | ~$416,714 | ~1.6886% | ~$7,037 | -5.5% |
| 2030 | ~$410,865 | ~$410,865 | ~1.6484% | ~$6,773 | -6.8% |
| 2026 | ~$425,944 | ~$425,944 | ~1.8496% | ~$7,878 | -3.4% |
| 2027 | ~$411,447 | ~$411,447 | ~1.8496% | ~$7,610 | -6.7% |
| 2028 | ~$397,444 | ~$397,444 | ~1.8496% | ~$7,351 | -9.9% |
| 2029 | ~$383,917 | ~$383,917 | ~1.8496% | ~$7,101 | -12.9% |
| 2030 | ~$370,851 | ~$370,851 | ~1.8496% | ~$6,859 | -15.9% |
| 2026 | ~$443,582 | ~$443,582 | ~1.7892% | ~$7,937 | +0.6% |
| 2027 | ~$446,229 | ~$446,229 | ~1.7289% | ~$7,715 | +1.2% |
| 2028 | ~$448,890 | ~$448,890 | ~1.6685% | ~$7,490 | +1.8% |
| 2029 | ~$451,568 | ~$451,568 | ~1.6081% | ~$7,262 | +2.4% |
| 2030 | ~$454,262 | ~$454,262 | ~1.5478% | ~$7,031 | +3.0% |
In 2025, this property's market value of $440,952 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -69% 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 | $440,952 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $436,014 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $401,920 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $409,108 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $466,600 | $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.