10817 RANCH RD 2222 TX 78730
| Owner | LAUKIEN DIRK D |
|---|---|
| Parcel ID | 0154300121 |
| Short ID | 771334 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 5,843 SF |
| Land SF | 97,932 SF |
| Acres | 2.248 |
| Year Built | 2013 |
| Legal | 2.2482AC OF LOT 5A RIVER PLACE CTR RSB LT1 4PTS LT1 BL A&RVR PL@2222 LT 1 BL A |
| Neighborhood | 32FNW |
| Land | $1,468,974 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,468,974 |
| Improvement | $1,325,376 |
|---|---|
| Total Improvement | $1,325,376 |
| Market | $2,794,350 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,794,350 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,794,350 |
| Taxable Value | $2,794,350 |
|---|
Appreciation: Market value has fallen -9.3% from $3,080,514 (2021) to $2,794,350 (2025), a CAGR of -2.4% 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 5 taxing entities is 2.2082% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $61,704. 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 53% of market value ($1,468,974 land vs $1,325,376 improvements), about $15/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,794,350, 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 -2.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,473,733 by 2030, with an estimated annual tax burden around $47,086. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 103,046 SF | ✗ |
| 551 | PAVED AREA | 35,000 SF | ✗ |
| 1ST | 1st Floor | 5,843 SF | ✓ |
| 501 | CANOPY | 660 SF | ✗ |
| 611 | TERRACE | 660 SF | ✗ |
| 482 | LIGHT POLES | 5 SF | ✓ |
| MISC | Miscellaneous | 1 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% | $30,371.79 | $30,371.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,642.87 | $14,642.87 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,502.42 | $10,502.42 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,297.98 | $3,297.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,889.36 | $2,889.36 | Paid |
| Combined Rate | 2.4520% | 2.2529% | 2.0584% | 2.1182% | 2.2082% | +0.0900% | $61,704.42 | $61,704.42 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,749,542 | $2,794,350 | -1.6% |
| Assessed Value | $2,749,542 | $2,794,350 | -1.6% |
| Land Value | $1,468,974 | $1,468,974 | +0.0% |
| Improvement Value | $1,280,568 | $1,325,376 | -3.4% |
| Taxable Value | $2,749,542 | $2,794,350 | -1.6% |
| Total Tax 2026 = estimate |
~$60,715
Estimated
|
~$61,704
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,749,542 | $2,749,542 | +0 (+0.0%) |
| Taxable Value | $2,749,542 | $2,749,542 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,749,542 | $1,468,974 | $1,280,568 | — | $2,749,542 | $2,749,542 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,794,350 | $1,468,974 | $1,325,376 | — | $2,794,350 | $2,794,350 | ~$61,704 | Partial |
| 2024 | $2,600,000 | — | — | −$1,131,026 | $1,468,974 | $— | $56,450 | Verified |
| 2023 | $2,153,822 | — | — | −$684,848 | $1,468,974 | $— | $53,520 | Verified |
| 2022 | $2,500,000 | — | — | −$1,031,026 | $1,468,974 | $— | $48,524 | Verified |
| 2021 | $3,080,514 | — | — | −$1,611,540 | $1,468,974 | $— | $61,299 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.6% | -1.6% | ~100% | Not available | Partial |
| 2025 | +4.9% | +4.9% | ~100% | Not available | Partial |
| 2024 | +2.5% | +2.5% | ~100% | 2.1200% | Verified |
| 2023 | +20.7% | +20.7% | ~100% | 2.0600% | Verified |
| 2022 | -13.8% | -13.8% | ~100% | 2.2500% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.6% | -1.2% | -2.1% | +20.7% | 2024 | -18.8% | 2022 |
| Assessment Ratio | 100.0% | 71.9% | — | 100.0% | 2025 | 47.7% | 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 |
$61,704 | $56,300 | ~$52,713 | $61,704 | 2025 | $48,524 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,727,063 | ~$2,727,063 | ~2.1472% | ~$58,556 | -2.4% |
| 2027 | ~$2,661,397 | ~$2,661,397 | ~2.0863% | ~$55,524 | -4.8% |
| 2028 | ~$2,597,311 | ~$2,597,311 | ~2.0253% | ~$52,604 | -7.1% |
| 2029 | ~$2,534,769 | ~$2,534,769 | ~1.9644% | ~$49,793 | -9.3% |
| 2030 | ~$2,473,733 | ~$2,473,733 | ~1.9034% | ~$47,086 | -11.5% |
| 2026 | ~$2,671,176 | ~$2,671,176 | ~2.2082% | ~$58,985 | -4.4% |
| 2027 | ~$2,553,432 | ~$2,553,432 | ~2.2082% | ~$56,385 | -8.6% |
| 2028 | ~$2,440,878 | ~$2,440,878 | ~2.2082% | ~$53,899 | -12.6% |
| 2029 | ~$2,333,285 | ~$2,333,285 | ~2.2082% | ~$51,523 | -16.5% |
| 2030 | ~$2,230,435 | ~$2,230,435 | ~2.2082% | ~$49,252 | -20.2% |
| 2026 | ~$2,782,950 | ~$2,782,950 | ~2.1168% | ~$58,908 | -0.4% |
| 2027 | ~$2,771,597 | ~$2,771,597 | ~2.0253% | ~$56,134 | -0.8% |
| 2028 | ~$2,760,290 | ~$2,760,290 | ~1.9339% | ~$53,382 | -1.2% |
| 2029 | ~$2,749,029 | ~$2,749,029 | ~1.8425% | ~$50,651 | -1.6% |
| 2030 | ~$2,737,814 | ~$2,737,814 | ~1.7511% | ~$47,941 | -2.0% |
In 2025, this property's market value of $2,794,350 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +97% 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 | $2,794,350 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,153,822 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,500,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $3,080,514 | $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.