4207 RIVER PLACE BLVD TX 78730
| Owner | CF RIVER PLACE ARCIS LLC |
|---|---|
| Parcel ID | 0143340274 |
| Short ID | 831384 |
| Type | Real |
| Use Code | 92 Country Club |
| Valuation | Income |
| Improvement SF | 41,337 SF |
| Land SF | 584,140 SF |
| Acres | 13.410 |
| Year Built | 1986 |
| Legal | LOT 1A RIVER PLACE SEC 9 LOT 1 RESUB OF |
| Neighborhood | 92FNW |
| Land | $134,100 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $134,100 |
| Improvement | $1,174,011 |
|---|---|
| Total Improvement | $1,174,011 |
| Market | $1,308,111 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,308,111 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,308,111 |
| Taxable Value | $1,308,111 |
|---|
Appreciation: Market value has fallen -38.6% from $2,130,297 (2021) to $1,308,111 (2025), a CAGR of -11.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 2.2754% in 2025 (+0.0927% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $29,765. Leander ISD is the largest single contributor, at 47.8% 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 10% of market value ($134,100 land vs $1,174,011 improvements), about $0/SF of land. Most value sits in the improvements, so building condition, age (~40 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,308,111, 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 -11.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $711,050 by 2030, with an estimated annual tax burden around $13,911. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 412 | TENNIS COURT | 39,600 SF | ✗ |
| SO | Sketch Only | 39,600 SF | ✗ |
| 551 | PAVED AREA | 30,200 SF | ✗ |
| 2ND | 2nd Floor | 21,480 SF | ✓ |
| 1ST | 1st Floor | 19,857 SF | ✓ |
| 611 | TERRACE | 3,306 SF | ✗ |
| 541 | FENCE COMM LF | 2,290 SF | ✗ |
| 327 | STORAGE COMM'L | 1,022 SF | ✓ |
| 601 | POOL COMM'L | 882 SF | ✗ |
| 501 | CANOPY | 834 SF | ✗ |
| 413 | STAIRWAY EXT | 390 SF | ✓ |
| 437 | FENCE MASON LF | 300 SF | ✗ |
| 482 | LIGHT POLES | 35 SF | ✓ |
| 521 | FIREPLACE | 1 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $14,217.86 | $14,217.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,854.72 | $6,854.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,916.47 | $4,916.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,543.87 | $1,543.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,352.59 | $1,352.59 | Paid |
| L8P River Place Limited District | 0.0786% | 0.0716% | 0.0670% | 0.0645% | 0.0672% | +0.0027% | $879.05 | $879.05 | Paid |
| Combined Rate | 2.5306% | 2.3245% | 2.1254% | 2.1827% | 2.2754% | +0.0927% | $29,764.56 | $29,764.56 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,352,705 | $1,308,111 | +3.4% |
| Assessed Value | $1,352,705 | $1,308,111 | +3.4% |
| Land Value | $134,100 | $134,100 | +0.0% |
| Improvement Value | $1,218,605 | $1,174,011 | +3.8% |
| Taxable Value | $1,352,705 | $1,308,111 | +3.4% |
| Total Tax 2026 = estimate |
~$30,779
Estimated
|
~$29,765
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,423,900 | $1,352,705 | -71,195 (-5.0%) |
| Taxable Value | $1,423,900 | $1,352,705 | -71,195 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,352,705 | $134,100 | $1,218,605 | — | $1,352,705 | $1,352,705 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,308,111 | $134,100 | $1,174,011 | — | $1,308,111 | $1,308,111 | ~$29,765 | Partial |
| 2024 | $1,251,524 | — | — | — | — | $— | $29,526 | Verified |
| 2023 | $1,164,878 | — | — | — | — | $— | $26,600 | Verified |
| 2022 | $2,130,297 | — | — | — | — | $— | $27,078 | Verified |
| 2021 | $2,130,297 | — | — | −$1,996,197 | $134,100 | $— | $53,909 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.9% | +8.9% | ~100% | Not available | Partial |
| 2025 | -3.3% | -3.3% | ~100% | Not available | Partial |
| 2024 | +8.1% | +8.1% | ~100% | 2.1800% | Verified |
| 2023 | +7.4% | +7.4% | ~100% | 2.1300% | Verified |
| 2022 | -45.3% | -45.3% | ~100% | 2.3200% | Verified |
| 2021 | base year | — | ~100% | 2.5300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -38.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.4% | -6.0% | -12.1% | +7.4% | 2024 | -45.3% | 2023 |
| Assessment Ratio | 100.0% | 68.8% | — | 100.0% | 2025 | 6.3% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$29,765 | $33,375 | ~$19,335 | $53,909 | 2021 | $26,600 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,157,966 | ~$1,157,966 | ~2.2116% | ~$25,609 | -11.5% |
| 2027 | ~$1,025,054 | ~$1,025,054 | ~2.1478% | ~$22,016 | -21.6% |
| 2028 | ~$907,398 | ~$907,398 | ~2.0840% | ~$18,910 | -30.6% |
| 2029 | ~$803,247 | ~$803,247 | ~2.0202% | ~$16,227 | -38.6% |
| 2030 | ~$711,050 | ~$711,050 | ~1.9564% | ~$13,911 | -45.6% |
| 2026 | ~$1,242,705 | ~$1,242,705 | ~2.2754% | ~$28,276 | -5.0% |
| 2027 | ~$1,180,570 | ~$1,180,570 | ~2.2754% | ~$26,863 | -9.8% |
| 2028 | ~$1,121,542 | ~$1,121,542 | ~2.2754% | ~$25,519 | -14.3% |
| 2029 | ~$1,065,465 | ~$1,065,465 | ~2.2754% | ~$24,243 | -18.5% |
| 2030 | ~$1,012,191 | ~$1,012,191 | ~2.2754% | ~$23,031 | -22.6% |
| 2026 | ~$1,184,128 | ~$1,184,128 | ~2.1797% | ~$25,810 | -9.5% |
| 2027 | ~$1,071,896 | ~$1,071,896 | ~2.0840% | ~$22,338 | -18.1% |
| 2028 | ~$970,302 | ~$970,302 | ~1.9883% | ~$19,292 | -25.8% |
| 2029 | ~$878,336 | ~$878,336 | ~1.8926% | ~$16,623 | -32.9% |
| 2030 | ~$795,087 | ~$795,087 | ~1.7969% | ~$14,287 | -39.2% |
In 2025, this property's market value of $1,308,111 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -8% 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 | $1,308,111 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,251,524 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,164,878 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $2,130,297 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,130,297 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.