1607 N RANCH RD 620 TX 78734
| Owner | OG PLAZA L P |
|---|---|
| Parcel ID | 0145660312 |
| Short ID | 147459 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 29,160 SF |
| Land SF | 334,850 SF |
| Acres | 7.687 |
| Year Built | 2005 |
| Legal | LOT 9-A CARDINAL HILLS ESTATES UNIT 12 THE RESUB OF LTS 9-15 & 18-20 |
| Neighborhood | 43SWE |
| Land | $3,390,356 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,390,356 |
| Improvement | $435,760 |
|---|---|
| Total Improvement | $435,760 |
| Market | $3,826,116 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,826,116 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,826,116 |
| Taxable Value | $3,826,116 |
|---|
Appreciation: Market value has fallen -15.7% from $4,541,290 (2021) to $3,826,116 (2025), a CAGR of -4.2% 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 $70,768. 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 89% of market value ($3,390,356 land vs $435,760 improvements), about $10/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 $3,826,116, 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 -4.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $3,088,387 by 2030, with an estimated annual tax burden around $50,909. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 29,160 SF | ✓ |
| 501 | CANOPY | 2,325 SF | ✗ |
| 611 | TERRACE | 1,380 SF | ✗ |
| 511 | DECK | 750 SF | ✗ |
| 482 | LIGHT POLES | 12 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% | $39,780.13 | $39,780.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,380.27 | $14,380.27 | Paid |
| CLW City of Lakeway | 0.1545% | 0.1290% | 0.1440% | 0.1598% | 0.1696% | +0.0098% | $6,490.62 | $6,490.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,515.70 | $4,515.70 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $3,458.77 | $3,458.77 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $2,142.62 | $2,142.62 | Paid |
| Combined Rate | 2.0106% | 1.8990% | 1.7598% | 1.8187% | 1.8496% | +0.0309% | $70,768.11 | $70,768.11 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,826,116 | $3,826,116 | +0.0% |
| Assessed Value | $3,826,116 | $3,826,116 | +0.0% |
| Land Value | $3,390,356 | $3,390,356 | +0.0% |
| Improvement Value | $435,760 | $435,760 | +0.0% |
| Taxable Value | $3,826,116 | $3,826,116 | +0.0% |
| Total Tax 2026 = estimate |
~$70,768
Estimated
|
~$70,768
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,756,718 | $3,826,116 | -930,602 (-19.6%) |
| Taxable Value | $4,591,339 | $3,826,116 | -765,223 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,826,116 | $3,390,356 | $435,760 | — | $3,826,116 | $3,826,116 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,826,116 | $3,390,356 | $435,760 | — | $3,826,116 | $3,826,116 | ~$70,768 | Partial |
| 2024 | $4,075,000 | — | — | −$684,644 | $3,390,356 | $— | $74,113 | Verified |
| 2023 | $3,903,646 | — | — | −$513,290 | $3,390,356 | $— | $71,714 | Verified |
| 2022 | $3,750,000 | — | — | −$359,644 | $3,390,356 | $— | $74,131 | Verified |
| 2021 | $4,541,290 | — | — | −$1,150,934 | $3,390,356 | $— | $75,397 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +24.3% | +20.0% | 96.5% | Not available | Partial |
| 2025 | -6.1% | -6.1% | ~100% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.8200% | Verified |
| 2023 | +4.4% | +4.4% | ~100% | 1.7600% | Verified |
| 2022 | +4.1% | +4.1% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 1.6600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -3.0% | -4.2% | +4.4% | 2024 | -17.4% | 2022 |
| Assessment Ratio | 100.0% | 89.2% | — | 100.0% | 2025 | 74.7% | 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 |
$70,768 | $73,224 | ~$58,394 | $75,397 | 2021 | $70,768 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,665,666 | ~$3,665,666 | ~1.8094% | ~$66,325 | -4.2% |
| 2027 | ~$3,511,944 | ~$3,511,944 | ~1.7691% | ~$62,131 | -8.2% |
| 2028 | ~$3,364,669 | ~$3,364,669 | ~1.7289% | ~$58,171 | -12.1% |
| 2029 | ~$3,223,569 | ~$3,223,569 | ~1.6886% | ~$54,434 | -15.7% |
| 2030 | ~$3,088,387 | ~$3,088,387 | ~1.6484% | ~$50,909 | -19.3% |
| 2026 | ~$3,634,810 | ~$3,634,810 | ~1.8496% | ~$67,230 | -5.0% |
| 2027 | ~$3,453,070 | ~$3,453,070 | ~1.8496% | ~$63,868 | -9.7% |
| 2028 | ~$3,280,416 | ~$3,280,416 | ~1.8496% | ~$60,675 | -14.3% |
| 2029 | ~$3,116,395 | ~$3,116,395 | ~1.8496% | ~$57,641 | -18.5% |
| 2030 | ~$2,960,576 | ~$2,960,576 | ~1.8496% | ~$54,759 | -22.6% |
| 2026 | ~$3,742,188 | ~$3,742,188 | ~1.7892% | ~$66,957 | -2.2% |
| 2027 | ~$3,660,101 | ~$3,660,101 | ~1.7289% | ~$63,279 | -4.3% |
| 2028 | ~$3,579,815 | ~$3,579,815 | ~1.6685% | ~$59,730 | -6.4% |
| 2029 | ~$3,501,290 | ~$3,501,290 | ~1.6081% | ~$56,306 | -8.5% |
| 2030 | ~$3,424,487 | ~$3,424,487 | ~1.5478% | ~$53,004 | -10.5% |
In 2025, this property's market value of $3,826,116 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +170% above 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 | $3,826,116 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,075,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,903,646 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,750,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,541,290 | $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.