6550 COMANCHE TRL TX 78732
| Owner | THERIOT OASIS LLC |
|---|---|
| Parcel ID | 0156380106 |
| Short ID | 768427 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 46,398 SF |
| Land SF | 246,985 SF |
| Acres | 5.670 |
| Year Built | 2007 |
| Legal | LOT 3 BLK C COMANCHE CANYON RANCH AREA 2 LOT 1 BLK C RESUB |
| Neighborhood | 43FNW |
| Land | $833,976 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $833,976 |
| Improvement | $9,116,024 |
|---|---|
| Total Improvement | $9,116,024 |
| Market | $9,950,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $9,950,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $9,950,000 |
| Taxable Value | $9,950,000 |
|---|
Appreciation: Market value has risen +24.2% from $8,012,532 (2021) to $9,950,000 (2025), a CAGR of 5.6% over 4 years. This represents moderate, steady growth. 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.8306% in 2025 (+0.0491% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $182,141. Leander ISD is the largest single contributor, at 59.4% 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 8% of market value ($833,976 land vs $9,116,024 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~19 yrs), and rent roll drive the underwriting.
Submarket Position: At $9,950,000, 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 +5.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,043,367 by 2030, with an estimated annual tax burden around $200,092. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 21,152 SF | ✗ |
| 611 | TERRACE | 18,553 SF | ✗ |
| 2ND | 2nd Floor | 15,734 SF | ✓ |
| 1ST | 1st Floor | 15,363 SF | ✓ |
| 3RD | 3rd Floor | 15,302 SF | ✓ |
| 511 | DECK | 11,832 SF | ✗ |
| BELOW | Below | 5,755 SF | ✓ |
| 501 | CANOPY | 4,078 SF | ✗ |
| 437 | FENCE MASON LF | 18 SF | ✗ |
| 413 | STAIRWAY EXT | 9 SF | ✓ |
| 276 | ELEVATOR COM PAS | 3 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% | $108,146.55 | $108,146.55 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $37,396.58 | $37,396.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $11,743.29 | $11,743.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $10,288.30 | $10,288.30 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $8,994.70 | $8,994.70 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $5,572.00 | $5,572.00 | Paid |
| Combined Rate | 2.0678% | 1.9312% | 1.7490% | 1.7815% | 1.8306% | +0.0491% | $182,141.42 | $182,141.42 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $9,950,000 | $9,950,000 | +0.0% |
| Assessed Value | $9,950,000 | $9,950,000 | +0.0% |
| Land Value | $833,976 | $833,976 | +0.0% |
| Improvement Value | $9,116,024 | $9,116,024 | +0.0% |
| Taxable Value | $9,950,000 | $9,950,000 | +0.0% |
| Total Tax 2026 = estimate |
~$182,141
Estimated
|
~$182,141
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $12,854,696 | $9,950,000 | -2,904,696 (-22.6%) |
| Taxable Value | $12,854,696 | $9,950,000 | -2,904,696 (-22.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $9,950,000 | $833,976 | $9,116,024 | — | $9,950,000 | $9,950,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $9,950,000 | $833,976 | $9,116,024 | — | $9,950,000 | $9,950,000 | ~$182,141 | Partial |
| 2024 | $8,134,859 | — | — | −$7,909,859 | $225,000 | $— | $177,261 | Verified |
| 2023 | $7,600,000 | — | — | −$7,375,000 | $225,000 | $— | $142,282 | Verified |
| 2022 | $7,514,731 | — | — | −$7,289,731 | $225,000 | $— | $146,773 | Verified |
| 2021 | $8,012,532 | — | — | −$7,787,532 | $225,000 | $— | $155,388 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +29.2% | +29.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +22.3% | +22.3% | ~100% | 1.7800% | Verified |
| 2023 | +7.0% | +7.0% | ~100% | 1.7500% | Verified |
| 2022 | +1.1% | +1.1% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 1.9400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +4.8% | +5.6% | +22.3% | 2025 | -6.2% | 2022 |
| Assessment Ratio | 100.0% | 35.3% | — | 100.0% | 2025 | 2.8% | 2021 |
| Effective Tax Rate (2025) | 1.8300% | 1.8300% | — | 1.8300% | 2025 | 1.8300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$182,141 | $160,769 | ~$193,255 | $182,141 | 2025 | $142,282 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,503,557 | ~$10,503,557 | ~1.7713% | ~$186,046 | +5.6% |
| 2027 | ~$11,087,911 | ~$11,087,911 | ~1.7120% | ~$189,821 | +11.4% |
| 2028 | ~$11,704,775 | ~$11,704,775 | ~1.6527% | ~$193,440 | +17.6% |
| 2029 | ~$12,355,957 | ~$12,355,957 | ~1.5934% | ~$196,874 | +24.2% |
| 2030 | ~$13,043,367 | ~$13,043,367 | ~1.5341% | ~$200,092 | +31.1% |
| 2026 | ~$10,304,557 | ~$10,304,557 | ~1.8306% | ~$188,632 | +3.6% |
| 2027 | ~$10,671,749 | ~$10,671,749 | ~1.8306% | ~$195,354 | +7.3% |
| 2028 | ~$11,052,025 | ~$11,052,025 | ~1.8306% | ~$202,315 | +11.1% |
| 2029 | ~$11,445,851 | ~$11,445,851 | ~1.8306% | ~$209,524 | +15.0% |
| 2030 | ~$11,853,712 | ~$11,853,712 | ~1.8306% | ~$216,990 | +19.1% |
| 2026 | ~$10,702,557 | ~$10,702,557 | ~1.7416% | ~$186,397 | +7.6% |
| 2027 | ~$11,512,033 | ~$11,512,033 | ~1.6527% | ~$190,255 | +15.7% |
| 2028 | ~$12,382,733 | ~$12,382,733 | ~1.5637% | ~$193,629 | +24.4% |
| 2029 | ~$13,319,288 | ~$13,319,288 | ~1.4747% | ~$196,426 | +33.9% |
| 2030 | ~$14,326,677 | ~$14,326,677 | ~1.3858% | ~$198,538 | +44.0% |
In 2025, this property's market value of $9,950,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 7× 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 | $9,950,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $8,134,859 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $7,600,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $7,514,731 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $8,012,532 | $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.