1602 N RANCH RD 620 TX 78734
| Owner | MNS GROUP LLC |
|---|---|
| Parcel ID | 0145660240 |
| Short ID | 809508 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 53,245 SF |
| Acres | 1.222 |
| Year Built | — |
| Legal | LOT 2A BELLA TERRA SUBD RESUB OF AMENDING PLAT OF LOTS 1 & 2 |
| Neighborhood | 1SW2 |
| Land | $798,675 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $798,675 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $798,675 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $798,675 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $798,675 |
| Taxable Value | $798,675 |
|---|
Appreciation: Market value has fallen +0.0% from $798,675 (2021) to $798,675 (2025), a CAGR of 0.0% over 4 years. Growth has been relatively flat for this asset class. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant 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 $14,772. Lake Travis ISD is the largest single contributor, at 56.2% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($798,675 land vs $0 improvements), about $15/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $798,675, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +0.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $798,675 by 2030, with an estimated annual tax burden around $13,165. 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.
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% | $8,303.82 | $8,303.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,001.78 | $3,001.78 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $1,354.87 | $1,354.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $942.62 | $942.62 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $721.99 | $721.99 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $447.26 | $447.26 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $14,772.34 | $14,772.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $798,675 | $798,675 | +0.0% |
| Assessed Value | $798,675 | $798,675 | +0.0% |
| Land Value | $798,675 | $798,675 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $798,675 | $798,675 | +0.0% |
| Total Tax 2026 = estimate |
~$14,772
Estimated
|
~$14,772
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $798,675 | $798,675 | +0 (+0.0%) |
| Taxable Value | $798,675 | $798,675 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $798,675 | $798,675 | — | — | $798,675 | $798,675 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $798,675 | $798,675 | — | — | $798,675 | $798,675 | ~$14,772 | Partial |
| 2024 | $— | — | — | — | $798,675 | $— | $14,526 | Verified |
| 2023 | $— | — | — | — | $798,675 | $— | $14,055 | Verified |
| 2022 | $— | — | — | — | $798,675 | $— | $15,167 | Verified |
| 2021 | $798,675 | — | — | — | $798,675 | $— | $16,058 | 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 | +0.0% | +0.0% | ~100% | 1.8200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +0.0% | +0.0% | +0.0% | 2025 | +0.0% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$14,772 | $15,415 | ~$13,808 | $16,058 | 2021 | $14,772 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$798,675 | ~$798,675 | ~1.8094% | ~$14,451 | +0.0% |
| 2027 | ~$798,675 | ~$798,675 | ~1.7691% | ~$14,130 | +0.0% |
| 2028 | ~$798,675 | ~$798,675 | ~1.7289% | ~$13,808 | +0.0% |
| 2029 | ~$798,675 | ~$798,675 | ~1.6886% | ~$13,487 | +0.0% |
| 2030 | ~$798,675 | ~$798,675 | ~1.6484% | ~$13,165 | +0.0% |
| 2026 | ~$782,702 | ~$782,702 | ~1.8496% | ~$14,477 | -2.0% |
| 2027 | ~$767,047 | ~$767,047 | ~1.8496% | ~$14,187 | -4.0% |
| 2028 | ~$751,707 | ~$751,707 | ~1.8496% | ~$13,904 | -5.9% |
| 2029 | ~$736,672 | ~$736,672 | ~1.8496% | ~$13,626 | -7.8% |
| 2030 | ~$721,939 | ~$721,939 | ~1.8496% | ~$13,353 | -9.6% |
| 2026 | ~$814,648 | ~$814,648 | ~1.7892% | ~$14,576 | +2.0% |
| 2027 | ~$830,941 | ~$830,941 | ~1.7289% | ~$14,366 | +4.0% |
| 2028 | ~$847,560 | ~$847,560 | ~1.6685% | ~$14,142 | +6.1% |
| 2029 | ~$864,512 | ~$864,512 | ~1.6081% | ~$13,903 | +8.2% |
| 2030 | ~$881,802 | ~$881,802 | ~1.5478% | ~$13,648 | +10.4% |
In 2025, this property's market value of $798,675 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 9× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $798,675 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $798,675 | $6,000 | $14,480 | $80,000 | ↑ 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.