101 LAKEWAY DR TX 78734
| Owner | ASHFORD LAKEWAY LP |
|---|---|
| Parcel ID | 0143781102 |
| Short ID | 726981 |
| Type | Real |
| Use Code | 34 Hotel — Full Service |
| Valuation | Income |
| Improvement SF | 135,974 SF |
| Land SF | 462,999 SF |
| Acres | 10.629 |
| Year Built | 1999 |
| Legal | LOT 1 LAKEWAY INN |
| Neighborhood | 34SW2 |
| Land | $4,629,992 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,629,992 |
| Improvement | $23,370,008 |
|---|---|
| Total Improvement | $23,370,008 |
| Market | $28,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $28,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $28,000,000 |
| Taxable Value | $28,000,000 |
|---|
Appreciation: Market value has risen +6.3% from $26,350,000 (2021) to $28,000,000 (2025), a CAGR of 1.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 1.8467% in 2025 (+0.0282% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $517,078. Lake Travis ISD is the largest single contributor, at 56.3% 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 17% of market value ($4,629,992 land vs $23,370,008 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~27 yrs), and rent roll drive the underwriting.
Submarket Position: At $28,000,000, 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 +1.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $30,208,544 by 2030, with an estimated annual tax burden around $486,393. 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.
35 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 269,521 SF | ✗ |
| 187 | PARKING GARAGE | 187,846 SF | ✓ |
| 491 | SPRINKLER HEADS | 142,859 SF | ✗ |
| 551 | PAVED AREA | 92,291 SF | ✗ |
| ADDL | Additional Floor | 64,000 SF | ✓ |
| 1ST | 1st Floor | 63,100 SF | ✓ |
| 2ND | 2nd Floor | 47,765 SF | ✓ |
| 501 | CANOPY | 29,393 SF | ✗ |
| 3RD | 3rd Floor | 25,109 SF | ✓ |
| 611 | TERRACE | 13,296 SF | ✗ |
| 601 | POOL COMM'L | 12,528 SF | ✗ |
| 511 | DECK | 5,640 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 3,741 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 1,464 SF | ✗ |
| 581C | STORAGE ATT COMM | 1,289 SF | ✓ |
| 273 | COLDSTG VAULT SM | 523 SF | ✓ |
| 407 | LOADING DOCK | 350 SF | ✓ |
| 881 | COMMCL FINISHOUT | 240 SF | ✓ |
| 091 | HVAC COMMRCL TON | 52 SF | ✗ |
| MISC | Miscellaneous | 5 SF | ✓ |
| 276 | ELEVATOR COM PAS | 2 SF | ✓ |
| 549 | FENCE COMM FV | 1 SF | ✗ |
| 579 | STORAGE DET FV | 1 SF | ✓ |
| 152 | COMMODE AVG | 1 SF | ✓ |
| 162 | LAVATORY AVG | 1 SF | ✓ |
| 182 | SINK AVG | 1 SF | ✓ |
| 212 | URINAL AVG | 1 SF | ✓ |
| 303 | STAIRWAYS FV | 1 SF | ✓ |
| 312 | TENNIS COURT FV | 1 SF | ✗ |
| 333 | MECHANICAL RM FV | 1 SF | ✓ |
| 338 | STREETS PVT FV | 1 SF | ✗ |
| 342 | BATH HOUSE FV | 1 SF | ✓ |
| 559 | PAVED AREA FV | 1 SF | ✗ |
| 589 | STORAGE ATT FV | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $291,116.00 | $291,116.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $105,236.60 | $105,236.60 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $47,499.20 | $47,499.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $33,046.44 | $33,046.44 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $25,311.72 | $25,311.72 | Paid |
| U26 Lakeway MUD | 0.0822% | 0.0631% | 0.0531% | 0.0531% | 0.0531% | +0.0000% | $14,868.00 | $14,868.00 | Paid |
| Combined Rate | 2.0360% | 1.9078% | 1.7596% | 1.8185% | 1.8467% | +0.0282% | $517,077.96 | $517,077.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $34,793,929 | $28,000,000 | +24.3% |
| Assessed Value | $34,793,929 | $28,000,000 | +24.3% |
| Land Value | $4,629,992 | $4,629,992 | +0.0% |
| Improvement Value | $30,163,937 | $23,370,008 | +29.1% |
| Taxable Value | $34,793,929 | $28,000,000 | +24.3% |
| Total Tax 2026 = estimate |
~$642,542
Estimated
|
~$517,078
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $38,152,761 | $34,793,929 | -3,358,832 (-8.8%) |
| Taxable Value | $38,152,761 | $34,793,929 | -3,358,832 (-8.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $34,793,929 | $4,629,992 | $30,163,937 | — | $34,793,929 | $34,793,929 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $28,000,000 | $4,629,992 | $23,370,008 | — | $28,000,000 | $28,000,000 | ~$517,078 | Partial |
| 2024 | $31,600,000 | — | — | −$26,970,008 | $4,629,992 | $— | $754,683 | Verified |
| 2023 | $27,000,000 | — | — | −$22,370,008 | $4,629,992 | $— | $557,323 | Verified |
| 2022 | $22,540,000 | — | — | −$17,910,008 | $4,629,992 | $— | $492,976 | Verified |
| 2021 | $26,350,000 | — | — | −$21,720,008 | $4,629,992 | $— | $458,910 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +36.3% | +36.3% | ~100% | Not available | Partial |
| 2025 | -32.5% | -32.5% | ~100% | Not available | Partial |
| 2024 | +22.1% | +22.1% | ~100% | 1.8200% | Verified |
| 2023 | +25.9% | +25.9% | ~100% | 1.6400% | Verified |
| 2022 | +19.8% | +19.8% | ~100% | 1.8300% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +24.3% | +7.0% | -2.4% | +24.3% | 2026 | -14.5% | 2022 |
| Assessment Ratio | 100.0% | 45.0% | — | 100.0% | 2025 | 14.7% | 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 |
$517,078 | $556,194 | ~$499,271 | $754,683 | 2024 | $458,910 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$28,428,398 | ~$28,428,398 | ~1.7994% | ~$511,537 | +1.5% |
| 2027 | ~$28,863,350 | ~$28,863,350 | ~1.7521% | ~$505,706 | +3.1% |
| 2028 | ~$29,304,957 | ~$29,304,957 | ~1.7048% | ~$499,577 | +4.7% |
| 2029 | ~$29,753,321 | ~$29,753,321 | ~1.6574% | ~$493,142 | +6.3% |
| 2030 | ~$30,208,544 | ~$30,208,544 | ~1.6101% | ~$486,393 | +7.9% |
| 2026 | ~$27,868,398 | ~$27,868,398 | ~1.8467% | ~$514,648 | -0.5% |
| 2027 | ~$27,737,414 | ~$27,737,414 | ~1.8467% | ~$512,229 | -0.9% |
| 2028 | ~$27,607,046 | ~$27,607,046 | ~1.8467% | ~$509,821 | -1.4% |
| 2029 | ~$27,477,291 | ~$27,477,291 | ~1.8467% | ~$507,425 | -1.9% |
| 2030 | ~$27,348,146 | ~$27,348,146 | ~1.8467% | ~$505,040 | -2.3% |
| 2026 | ~$28,988,398 | ~$28,988,398 | ~1.7757% | ~$514,756 | +3.5% |
| 2027 | ~$30,011,686 | ~$30,011,686 | ~1.7048% | ~$511,625 | +7.2% |
| 2028 | ~$31,071,096 | ~$31,071,096 | ~1.6338% | ~$507,632 | +11.0% |
| 2029 | ~$32,167,903 | ~$32,167,903 | ~1.5628% | ~$502,720 | +14.9% |
| 2030 | ~$33,303,428 | ~$33,303,428 | ~1.4918% | ~$496,828 | +18.9% |
In 2025, this property's market value of $28,000,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 20× 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 | $28,000,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $31,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $27,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $22,540,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $26,350,000 | $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.