15616 STEWART RD TX 78734
| Owner | PRH VIII LLC |
|---|---|
| Parcel ID | 0143660402 |
| Short ID | 542201 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 100,000 SF |
| Land SF | 201,029 SF |
| Acres | 4.615 |
| Year Built | 2003 |
| Legal | LOT 1 HILL COUNTRY PROFESSIONAL PARK SUBD AMENDED PLAT OF |
| Neighborhood | 63SWE |
| Land | $2,864,663 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,864,663 |
| Improvement | $10,456,337 |
|---|---|
| Total Improvement | $10,456,337 |
| Market | $13,321,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $13,321,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $13,321,000 |
| Taxable Value | $13,321,000 |
|---|
Appreciation: Market value has fallen -15.5% from $15,765,490 (2021) to $13,321,000 (2025), a CAGR of -4.1% over 4 years. Growth has been relatively flat for this asset class. 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 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 $246,386. 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 22% of market value ($2,864,663 land vs $10,456,337 improvements), about $14/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $13,321,000, this parcel sits in the top quartile (≥75th 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 -4.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,791,294 by 2030, with an estimated annual tax burden around $177,883. 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 |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 90,000 SF | ✗ |
| 093 | HVAC COMMRCL SF | 87,350 SF | ✗ |
| 1ST | 1st Floor | 55,000 SF | ✓ |
| 551 | PAVED AREA | 55,000 SF | ✗ |
| 2ND | 2nd Floor | 45,000 SF | ✓ |
| 501 | CANOPY | 1,400 SF | ✗ |
| 483 | LIVING QUARTERS | 1,200 SF | ✓ |
| 881 | COMMCL FINISHOUT | 1,200 SF | ✓ |
| 407 | LOADING DOCK | 680 SF | ✓ |
| 611 | TERRACE | 400 SF | ✗ |
| 541 | FENCE COMM LF | 202 SF | ✗ |
| 435 | FENCE IRON LF | 60 SF | ✗ |
| 437 | FENCE MASON LF | 45 SF | ✗ |
| 482 | LIGHT POLES | 6 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% | $138,498.44 | $138,498.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $50,066.31 | $50,066.31 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $22,597.74 | $22,597.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $15,721.84 | $15,721.84 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $12,042.05 | $12,042.05 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $7,459.76 | $7,459.76 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $246,386.14 | $246,386.14 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,875,269 | $13,321,000 | +11.7% |
| Assessed Value | $14,875,269 | $13,321,000 | +11.7% |
| Land Value | $2,864,663 | $2,864,663 | +0.0% |
| Improvement Value | $12,010,606 | $10,456,337 | +14.9% |
| Taxable Value | $14,875,269 | $13,321,000 | +11.7% |
| Total Tax 2026 = estimate |
~$275,134
Estimated
|
~$246,386
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $14,875,269 | $14,875,269 | +0 (+0.0%) |
| Taxable Value | $14,875,269 | $14,875,269 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $14,875,269 | $2,864,663 | $12,010,606 | — | $14,875,269 | $14,875,269 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $13,321,000 | $2,864,663 | $10,456,337 | — | $13,321,000 | $13,321,000 | ~$246,386 | Partial |
| 2024 | $14,700,000 | — | — | −$11,835,337 | $2,864,663 | $— | $218,246 | Verified |
| 2023 | $16,261,559 | — | — | −$13,396,896 | $2,864,663 | $— | $262,399 | Verified |
| 2022 | $15,530,000 | — | — | −$12,665,337 | $2,864,663 | $— | $269,666 | Verified |
| 2021 | $15,765,490 | — | — | −$12,900,827 | $2,864,663 | $— | $273,172 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.7% | +11.7% | ~100% | Not available | Partial |
| 2025 | +11.0% | +11.0% | ~100% | Not available | Partial |
| 2024 | -30.5% | -30.5% | ~100% | 1.8200% | Verified |
| 2023 | +6.2% | +6.2% | ~100% | 1.5200% | Verified |
| 2022 | +4.7% | +4.7% | ~100% | 1.6600% | Verified |
| 2021 | base year | — | ~100% | 1.7300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -14.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.7% | -0.8% | -6.1% | +11.7% | 2026 | -9.6% | 2024 |
| Assessment Ratio | 100.0% | 45.6% | — | 100.0% | 2025 | 17.6% | 2023 |
| 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 |
$246,386 | $253,974 | ~$203,725 | $273,172 | 2021 | $218,246 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$12,771,566 | ~$12,771,566 | ~1.8094% | ~$231,084 | -4.1% |
| 2027 | ~$12,244,795 | ~$12,244,795 | ~1.7691% | ~$216,625 | -8.1% |
| 2028 | ~$11,739,750 | ~$11,739,750 | ~1.7289% | ~$202,966 | -11.9% |
| 2029 | ~$11,255,536 | ~$11,255,536 | ~1.6886% | ~$190,065 | -15.5% |
| 2030 | ~$10,791,294 | ~$10,791,294 | ~1.6484% | ~$177,883 | -19.0% |
| 2026 | ~$12,654,950 | ~$12,654,950 | ~1.8496% | ~$234,067 | -5.0% |
| 2027 | ~$12,022,202 | ~$12,022,202 | ~1.8496% | ~$222,363 | -9.8% |
| 2028 | ~$11,421,092 | ~$11,421,092 | ~1.8496% | ~$211,245 | -14.3% |
| 2029 | ~$10,850,038 | ~$10,850,038 | ~1.8496% | ~$200,683 | -18.5% |
| 2030 | ~$10,307,536 | ~$10,307,536 | ~1.8496% | ~$190,649 | -22.6% |
| 2026 | ~$13,037,986 | ~$13,037,986 | ~1.7892% | ~$233,281 | -2.1% |
| 2027 | ~$12,760,986 | ~$12,760,986 | ~1.7289% | ~$220,622 | -4.2% |
| 2028 | ~$12,489,870 | ~$12,489,870 | ~1.6685% | ~$208,395 | -6.2% |
| 2029 | ~$12,224,514 | ~$12,224,514 | ~1.6081% | ~$196,588 | -8.2% |
| 2030 | ~$11,964,796 | ~$11,964,796 | ~1.5478% | ~$185,189 | -10.2% |
In 2025, this property's market value of $13,321,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 9× 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 | $13,321,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $14,700,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $16,261,559 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $15,530,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $15,765,490 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.