16620 STEWART RD TX 78734
| Owner | SAIL & SKI INC |
|---|---|
| Parcel ID | 0147681201 |
| Short ID | 150315 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,150 SF |
| Land SF | 239,014 SF |
| Acres | 5.487 |
| Year Built | 2010 |
| Legal | ABS 616 SUR 628 PEARSON I H ACR 5.487 |
| Neighborhood | 95TRAV_S |
| Land | $2,122,320 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,122,320 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,349,902 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,349,902 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,349,902 |
| Taxable Value | $1,349,902 |
|---|
Appreciation: Market value has risen +1.4% from $1,331,643 (2021) to $1,349,902 (2025), a CAGR of 0.3% 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 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $21,922. Lake Travis ISD is the largest single contributor, at 64.0% 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 157% of market value ($2,122,320 land vs $0 improvements), about $9/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 $1,349,902, this parcel sits in the lower-middle (25th–50th 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 +0.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,373,078 by 2030, with an estimated annual tax burden around $19,289. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 30,750 SF | ✗ |
| 1ST | 1st Floor | 3,150 SF | ✓ |
| 511 | DECK | 2,875 SF | ✗ |
| 501 | CANOPY | 929 SF | ✗ |
| 611 | TERRACE | 810 SF | ✗ |
| 327 | STORAGE COMM'L | 792 SF | ✓ |
| 541 | FENCE COMM LF | 186 SF | ✗ |
| 521 | FIREPLACE | 1 SF | ✓ |
Market value changed by 92% 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% | $14,034.93 | $14,034.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,073.54 | $5,073.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,593.19 | $1,593.19 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,220.30 | $1,220.30 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $21,921.96 | $21,921.96 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,822,313 | $1,349,902 | +35.0% |
| Assessed Value | $1,619,882 | $1,349,902 | +20.0% |
| Land Value | $2,122,320 | $2,122,320 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,619,882 | $1,349,902 | +20.0% |
| HS Cap Loss | -$202,431 | — | |
| Total Tax 2026 = estimate |
~$26,306
Estimated
|
~$21,922
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,594,731 | $1,822,313 | -772,418 (-29.8%) |
| Taxable Value | $1,619,882 | $1,619,882 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,822,313 | $2,122,320 | — | −$202,431 | $1,619,882 | $1,619,882 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,349,902 | $2,122,320 | — | — | $1,349,902 | $1,349,902 | ~$21,922 | Partial |
| 2024 | $1,445,712 | — | — | −$489,657 | $956,055 | $— | $21,674 | Verified |
| 2023 | $1,331,122 | — | — | −$375,067 | $956,055 | $— | $22,590 | Verified |
| 2022 | $1,329,440 | — | — | −$373,385 | $956,055 | $— | $22,838 | Verified |
| 2021 | $1,331,643 | — | — | −$375,588 | $956,055 | $— | $23,920 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +92.2% ! | +20.0% | 62.4% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -6.6% | -6.6% | ~100% | 1.6100% | Verified |
| 2023 | +8.6% | +8.6% | ~100% | 1.5600% | Verified |
| 2022 | +0.1% | +0.1% | ~100% | 1.7200% | Verified |
| 2021 | base year | — | ~100% | 1.8000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +35.0% | +7.4% | -4.9% | +35.0% | 2026 | -6.6% | 2025 |
| Assessment Ratio | 88.9% | 78.4% | — | 100.0% | 2025 | 66.1% | 2024 |
| Effective Tax Rate (2025) | 1.6200% | 1.6200% | — | 1.6200% | 2025 | 1.6200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,922 | $22,589 | ~$20,350 | $23,920 | 2021 | $21,674 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,354,506 | ~$1,354,506 | ~1.5801% | ~$21,403 | +0.3% |
| 2027 | ~$1,359,125 | ~$1,359,125 | ~1.5363% | ~$20,880 | +0.7% |
| 2028 | ~$1,363,760 | ~$1,363,760 | ~1.4925% | ~$20,354 | +1.0% |
| 2029 | ~$1,368,411 | ~$1,368,411 | ~1.4487% | ~$19,824 | +1.4% |
| 2030 | ~$1,373,078 | ~$1,373,078 | ~1.4048% | ~$19,289 | +1.7% |
| 2026 | ~$1,327,508 | ~$1,327,508 | ~1.6240% | ~$21,558 | -1.7% |
| 2027 | ~$1,305,485 | ~$1,305,485 | ~1.6240% | ~$21,201 | -3.3% |
| 2028 | ~$1,283,827 | ~$1,283,827 | ~1.6240% | ~$20,849 | -4.9% |
| 2029 | ~$1,262,529 | ~$1,262,529 | ~1.6240% | ~$20,503 | -6.5% |
| 2030 | ~$1,241,584 | ~$1,241,584 | ~1.6240% | ~$20,163 | -8.0% |
| 2026 | ~$1,381,504 | ~$1,381,504 | ~1.5582% | ~$21,527 | +2.3% |
| 2027 | ~$1,413,845 | ~$1,413,845 | ~1.4925% | ~$21,101 | +4.7% |
| 2028 | ~$1,446,944 | ~$1,446,944 | ~1.4267% | ~$20,644 | +7.2% |
| 2029 | ~$1,480,818 | ~$1,480,818 | ~1.3610% | ~$20,154 | +9.7% |
| 2030 | ~$1,515,484 | ~$1,515,484 | ~1.2953% | ~$19,629 | +12.3% |
In 2025, this property's market value of $1,349,902 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -5% below 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 | $1,349,902 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,445,712 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,331,122 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,329,440 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,331,643 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.