N RANCH RD 620 TX 78734
| Owner | CHIEN NOIR22 LLC |
|---|---|
| Parcel ID | 0152600133 |
| Short ID | 542477 |
| Type | Real |
| Use Code | 10 Manufactured Commercial Bldg |
| Valuation | Cost |
| Improvement SF | 672 SF |
| Land SF | 27,118 SF |
| Acres | 0.623 |
| Year Built | 2017 |
| Legal | LOT 3 * LESS W 23'AV CARDINAL HILLS ESTATES UNIT 16 |
| Neighborhood | 1SW2 |
| Land | $379,652 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $379,652 |
| Improvement | $21,186 |
|---|---|
| Total Improvement | $21,186 |
| Market | $400,838 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $400,838 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $400,838 |
| Taxable Value | $400,838 |
|---|
Appreciation: Market value has fallen -1.0% from $404,793 (2021) to $400,838 (2025), a CAGR of -0.2% 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 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,734. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 95% of market value ($379,652 land vs $21,186 improvements), about $14/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 $400,838, this parcel sits in the bottom quartile (<25th 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 -0.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $395,949 by 2030, with an estimated annual tax burden around $5,780. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 672 SF | ✓ |
| 501 | CANOPY | 96 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 96 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% | $4,167.51 | $4,167.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,506.53 | $1,506.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $473.08 | $473.08 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $362.35 | $362.35 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $224.47 | $224.47 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $6,733.94 | $6,733.94 | Paid |
| 2026 Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | — | $400,838 | — |
| Assessed Value | — | $400,838 | — |
| Land Value | — | $379,652 | — |
| Improvement Value | — | $21,186 | — |
| Taxable Value | — | $400,838 | — |
| Total Tax | Pending certification |
~$6,734
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2025 | $400,838 | $379,652 | $21,186 | — | $400,838 | $400,838 | ~$6,734 | Partial |
| 2024 | $403,662 | — | — | −$24,010 | $379,652 | $— | $6,664 | Verified |
| 2023 | $402,949 | — | — | −$23,297 | $379,652 | $— | $6,523 | Verified |
| 2022 | $404,032 | — | — | −$24,380 | $379,652 | $— | $7,132 | Verified |
| 2021 | $404,793 | — | — | −$25,141 | $379,652 | $— | $7,499 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2025 | -0.2% | -0.2% | ~100% | Not available | Partial |
| 2024 | -0.5% | -0.5% | ~100% | 1.6600% | Verified |
| 2023 | +0.2% | +0.2% | ~100% | 1.6200% | Verified |
| 2022 | -0.3% | -0.3% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.7% | -0.2% | -0.2% | +0.2% | 2024 | -0.7% | 2025 |
| Assessment Ratio | 100.0% | 95.2% | — | 100.0% | 2025 | 93.8% | 2021 |
| 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 |
$6,734 | $6,910 | ~$6,160 | $7,499 | 2021 | $6,523 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$399,855 | ~$399,855 | ~1.6359% | ~$6,541 | -0.2% |
| 2027 | ~$398,875 | ~$398,875 | ~1.5919% | ~$6,350 | -0.5% |
| 2028 | ~$397,897 | ~$397,897 | ~1.5479% | ~$6,159 | -0.7% |
| 2029 | ~$396,922 | ~$396,922 | ~1.5039% | ~$5,969 | -1.0% |
| 2030 | ~$395,949 | ~$395,949 | ~1.4598% | ~$5,780 | -1.2% |
| 2026 | ~$391,839 | ~$391,839 | ~1.6800% | ~$6,583 | -2.2% |
| 2027 | ~$383,041 | ~$383,041 | ~1.6800% | ~$6,435 | -4.4% |
| 2028 | ~$374,441 | ~$374,441 | ~1.6800% | ~$6,290 | -6.6% |
| 2029 | ~$366,034 | ~$366,034 | ~1.6800% | ~$6,149 | -8.7% |
| 2030 | ~$357,816 | ~$357,816 | ~1.6800% | ~$6,011 | -10.7% |
| 2026 | ~$407,872 | ~$407,872 | ~1.6139% | ~$6,583 | +1.8% |
| 2027 | ~$415,030 | ~$415,030 | ~1.5479% | ~$6,424 | +3.5% |
| 2028 | ~$422,313 | ~$422,313 | ~1.4818% | ~$6,258 | +5.4% |
| 2029 | ~$429,724 | ~$429,724 | ~1.4158% | ~$6,084 | +7.2% |
| 2030 | ~$437,265 | ~$437,265 | ~1.3498% | ~$5,902 | +9.1% |
In 2025, this property's market value of $400,838 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -72% 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 | $400,838 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $403,662 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $402,949 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $404,032 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $404,793 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.