2111 N RANCH RD 620 TX 78734
| Owner | DITTMAN PROPERTIES LLC |
|---|---|
| Parcel ID | 0147630426 |
| Short ID | 150168 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 6,000 SF |
| Land SF | 34,214 SF |
| Acres | 0.785 |
| Year Built | 2015 |
| Legal | LOT 14 *LESS W 25' CARDINAL HILLS ESTATES UNIT 13 |
| Neighborhood | 59SWE |
| Land | $513,210 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $513,210 |
| Improvement | $959,561 |
|---|---|
| Total Improvement | $959,561 |
| Market | $1,472,771 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,472,771 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,472,771 |
| Taxable Value | $1,472,771 |
|---|
Appreciation: Market value has risen +47.9% from $995,700 (2021) to $1,472,771 (2025), a CAGR of 10.3% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $24,742. Lake Travis ISD is the largest single contributor, at 61.9% 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 35% of market value ($513,210 land vs $959,561 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~11 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,472,771, this parcel sits in the upper-middle (50th–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 +10.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,402,391 by 2030, with an estimated annual tax burden around $34,626. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 6,000 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 6,000 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 3,240 SF | ✗ |
| 591 | MASONRY TRIM SF | 960 SF | ✗ |
| 511 | DECK | 548 SF | ✗ |
| 541 | FENCE COMM LF | 240 SF | ✗ |
| 327 | STORAGE COMM'L | 156 SF | ✓ |
| 252 | BEDROOMS | 4 SF | ✓ |
| 251 | BATHROOM | 3 SF | ✓ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
Market value changed by 80% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $15,312.40 | $15,312.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,535.34 | $5,535.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,738.21 | $1,738.21 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,331.37 | $1,331.37 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $824.75 | $824.75 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $24,742.07 | $24,742.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,654,403 | $1,472,771 | +80.2% |
| Assessed Value | $1,767,325 | $1,472,771 | +20.0% |
| Land Value | $513,210 | $513,210 | +0.0% |
| Improvement Value | $2,141,193 | $959,561 | +123.1% |
| Taxable Value | $1,767,325 | $1,472,771 | +20.0% |
| HS Cap Loss | -$887,078 | — | |
| Total Tax 2026 = estimate |
~$29,690
Estimated
|
~$24,742
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,654,403 | $2,654,403 | +0 (+0.0%) |
| Taxable Value | $1,767,325 | $1,767,325 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,654,403 | $513,210 | $2,141,193 | −$887,078 | $1,767,325 | $1,767,325 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,472,771 | $513,210 | $959,561 | — | $1,472,771 | $1,472,771 | ~$24,742 | Partial |
| 2024 | $1,314,532 | — | — | −$801,322 | $513,210 | $— | $23,005 | Verified |
| 2023 | $1,372,554 | — | — | −$859,344 | $513,210 | $— | $21,241 | Verified |
| 2022 | $995,700 | — | — | −$482,490 | $513,210 | $— | $24,295 | Verified |
| 2021 | $995,700 | — | — | −$482,490 | $513,210 | $— | $18,481 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +80.2% ! | +20.0% | 66.6% | Not available | Partial |
| 2025 | +6.2% | +6.2% | ~100% | Not available | Partial |
| 2024 | +5.5% | +5.5% | ~100% | 1.6600% | Verified |
| 2023 | -4.2% | -4.2% | ~100% | 1.6200% | Verified |
| 2022 | +19.3% | +19.3% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 1.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +28.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +80.2% | +25.2% | +0.5% | +80.2% | 2026 | -4.2% | 2024 |
| Assessment Ratio | 66.6% | 57.7% | — | 100.0% | 2025 | 37.4% | 2023 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,742 | $22,353 | ~$30,454 | $24,742 | 2025 | $18,481 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,624,190 | ~$1,620,048 | ~1.6359% | ~$26,503 | +10.3% |
| 2027 | ~$1,791,177 | ~$1,782,053 | ~1.5919% | ~$28,369 | +21.6% |
| 2028 | ~$1,975,333 | ~$1,960,258 | ~1.5479% | ~$30,343 | +34.1% |
| 2029 | ~$2,178,422 | ~$2,156,284 | ~1.5039% | ~$32,427 | +47.9% |
| 2030 | ~$2,402,391 | ~$2,371,912 | ~1.4598% | ~$34,626 | +63.1% |
| 2026 | ~$1,594,735 | ~$1,594,735 | ~1.6800% | ~$26,791 | +8.3% |
| 2027 | ~$1,726,799 | ~$1,726,799 | ~1.6800% | ~$29,010 | +17.2% |
| 2028 | ~$1,869,799 | ~$1,869,799 | ~1.6800% | ~$31,412 | +27.0% |
| 2029 | ~$2,024,642 | ~$2,024,642 | ~1.6800% | ~$34,013 | +37.5% |
| 2030 | ~$2,192,308 | ~$2,192,308 | ~1.6800% | ~$36,830 | +48.9% |
| 2026 | ~$1,653,646 | ~$1,620,048 | ~1.6139% | ~$26,146 | +12.3% |
| 2027 | ~$1,856,734 | ~$1,782,053 | ~1.5479% | ~$27,584 | +26.1% |
| 2028 | ~$2,084,764 | ~$1,960,258 | ~1.4818% | ~$29,048 | +41.6% |
| 2029 | ~$2,340,799 | ~$2,156,284 | ~1.4158% | ~$30,529 | +58.9% |
| 2030 | ~$2,628,279 | ~$2,371,912 | ~1.3498% | ~$32,015 | +78.5% |
In 2025, this property's market value of $1,472,771 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +4% 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 | $1,472,771 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,314,532 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,372,554 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $995,700 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $995,700 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.