10815 RANCH RD 2222 1B TX 78730
| Owner | PACIFICA RIVERPLACE LP |
|---|---|
| Parcel ID | 0152300131 |
| Short ID | 771331 |
| Type | Real |
| Use Code | 37 Motel — Extended Stay |
| Valuation | Income |
| Improvement SF | 57,329 SF |
| Land SF | 193,537 SF |
| Acres | 4.443 |
| Year Built | 2013 |
| Legal | LOT 4A RIVER PLACE CTR RSB LT1 4PTS LT1 BL A&RVR PL@2222 LT 1 BL A |
| Neighborhood | 35NW3 |
| Land | $1,548,297 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,548,297 |
| Improvement | $10,706,896 |
|---|---|
| Total Improvement | $10,706,896 |
| Market | $12,255,193 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,255,193 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,255,193 |
| Taxable Value | $12,255,193 |
|---|
Appreciation: Market value has fallen -13.1% from $14,100,000 (2021) to $12,255,193 (2025), a CAGR of -3.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 5 taxing entities is 2.2082% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $270,617. Leander ISD is the largest single contributor, at 49.2% 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 13% of market value ($1,548,297 land vs $10,706,896 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~13 yrs), and rent roll drive the underwriting.
Submarket Position: At $12,255,193, 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 -3.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,284,814 by 2030, with an estimated annual tax burden around $195,766. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 257,060 SF | ✗ |
| 1ST | 1st Floor | 23,465 SF | ✓ |
| 2ND | 2nd Floor | 16,932 SF | ✓ |
| 3RD | 3rd Floor | 16,932 SF | ✓ |
| 4TH | 4th Floor | 16,932 SF | ✓ |
| 450 | SPORT COURT | 2,100 SF | ✗ |
| 601 | POOL COMM'L | 644 SF | ✗ |
| 449 | SPA | 63 SF | ✗ |
| MISC | Miscellaneous | 2 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $133,201.69 | $133,201.69 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $64,219.29 | $64,219.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $46,060.53 | $46,060.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,463.95 | $14,463.95 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,671.87 | $12,671.87 | Paid |
| Combined Rate | 2.4520% | 2.2529% | 2.0584% | 2.1182% | 2.2082% | +0.0900% | $270,617.33 | $270,617.33 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $13,245,630 | $12,255,193 | +8.1% |
| Assessed Value | $13,245,630 | $12,255,193 | +8.1% |
| Land Value | $1,548,297 | $1,548,297 | +0.0% |
| Improvement Value | $11,697,333 | $10,706,896 | +9.3% |
| Taxable Value | $13,245,630 | $12,255,193 | +8.1% |
| Total Tax 2026 = estimate |
~$292,488
Estimated
|
~$270,617
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $13,700,402 | $13,245,630 | -454,772 (-3.3%) |
| Taxable Value | $13,700,402 | $13,245,630 | -454,772 (-3.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $13,245,630 | $1,548,297 | $11,697,333 | — | $13,245,630 | $13,245,630 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,255,193 | $1,548,297 | $10,706,896 | — | $12,255,193 | $12,255,193 | ~$270,617 | Partial |
| 2024 | $15,612,715 | — | — | — | — | $— | $294,574 | Verified |
| 2023 | $13,870,000 | — | — | — | — | $— | $321,379 | Verified |
| 2022 | $11,490,000 | — | — | — | — | $— | $312,480 | Verified |
| 2021 | $14,100,000 | — | — | −$12,551,703 | $1,548,297 | $— | $281,732 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.8% | +11.8% | ~100% | Not available | Partial |
| 2025 | -11.9% | -11.9% | ~100% | Not available | Partial |
| 2024 | -10.9% | -10.9% | ~100% | 2.1200% | Verified |
| 2023 | +12.6% | +12.6% | ~100% | 2.0600% | Verified |
| 2022 | +14.0% | +14.0% | ~100% | 2.2500% | Verified |
| 2021 | base year | — | ~100% | 2.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.1% | +0.3% | -4.9% | +20.7% | 2023 | -21.5% | 2025 |
| Assessment Ratio | 100.0% | 70.3% | — | 100.0% | 2025 | 11.0% | 2021 |
| Effective Tax Rate (2025) | 2.2100% | 2.2100% | — | 2.2100% | 2025 | 2.2100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$270,617 | $296,157 | ~$224,178 | $321,379 | 2023 | $270,617 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$11,833,015 | ~$11,833,015 | ~2.1472% | ~$254,083 | -3.4% |
| 2027 | ~$11,425,381 | ~$11,425,381 | ~2.0863% | ~$238,366 | -6.8% |
| 2028 | ~$11,031,789 | ~$11,031,789 | ~2.0253% | ~$223,431 | -10.0% |
| 2029 | ~$10,651,756 | ~$10,651,756 | ~1.9644% | ~$209,242 | -13.1% |
| 2030 | ~$10,284,814 | ~$10,284,814 | ~1.9034% | ~$195,766 | -16.1% |
| 2026 | ~$11,642,433 | ~$11,642,433 | ~2.2082% | ~$257,086 | -5.0% |
| 2027 | ~$11,060,312 | ~$11,060,312 | ~2.2082% | ~$244,232 | -9.7% |
| 2028 | ~$10,507,296 | ~$10,507,296 | ~2.2082% | ~$232,021 | -14.3% |
| 2029 | ~$9,981,931 | ~$9,981,931 | ~2.2082% | ~$220,420 | -18.5% |
| 2030 | ~$9,482,835 | ~$9,482,835 | ~2.2082% | ~$209,399 | -22.6% |
| 2026 | ~$12,078,119 | ~$12,078,119 | ~2.1168% | ~$255,665 | -1.4% |
| 2027 | ~$11,903,603 | ~$11,903,603 | ~2.0253% | ~$241,088 | -2.9% |
| 2028 | ~$11,731,609 | ~$11,731,609 | ~1.9339% | ~$226,880 | -4.3% |
| 2029 | ~$11,562,100 | ~$11,562,100 | ~1.8425% | ~$213,031 | -5.7% |
| 2030 | ~$11,395,041 | ~$11,395,041 | ~1.7511% | ~$199,535 | -7.0% |
In 2025, this property's market value of $12,255,193 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 9× 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 | $12,255,193 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $15,612,715 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $13,870,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $11,490,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $14,100,000 | $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.