4209 ECK LN TX 78734
| Owner | LAKEVIEW HOSPITALITY LLC |
|---|---|
| Parcel ID | 0156600306 |
| Short ID | 497798 |
| Type | Real |
| Use Code | 17 Clubhouse |
| Valuation | Cost |
| Improvement SF | 9,568 SF |
| Land SF | 114,998 SF |
| Acres | 2.640 |
| Year Built | 1997 |
| Legal | LOT 48 LA HACIENDA ESTATES PLUS PT VAC STREET (COMMERCIAL PERSONAL PROPERTY) |
| Neighborhood | 37SW2 |
| Land | $804,989 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $804,989 |
| Improvement | $1,742,895 |
|---|---|
| Total Improvement | $1,742,895 |
| Market | $2,547,884 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,547,884 |
| Value Limitation Adjustment (−) (homestead cap) | −$747,884 |
| Net Appraised (assessed) | $1,800,000 |
| Taxable Value | $1,800,000 |
|---|
Appreciation: Market value has risen +69.9% from $1,500,000 (2021) to $2,547,884 (2025), a CAGR of 14.2% over 4 years. This is strong appreciation — well above typical inflation. 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 Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family 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 $30,239. Lake Travis ISD is the largest single contributor, at 61.9% of the total 2025 levy.
Assessment Gap: Assessed value ($1,800,000) is $747,884 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Multi-family residential. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 32% of market value ($804,989 land vs $1,742,895 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~29 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,547,884, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family 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 +14.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,940,719 by 2030, with an estimated annual tax burden around $42,319. 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.
16 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 10,400 SF | ✗ |
| 1ST | 1st Floor | 7,468 SF | ✓ |
| 2ND | 2nd Floor | 2,100 SF | ✓ |
| 501 | CANOPY | 1,568 SF | ✗ |
| 611 | TERRACE | 1,258 SF | ✗ |
| 581C | STORAGE ATT COMM | 834 SF | ✓ |
| 436 | FENCE MASON SF | 768 SF | ✗ |
| SO | Sketch Only | 394 SF | ✗ |
| 482 | LIGHT POLES | 13 SF | ✓ |
| 154 | COMMODE GOOD | 3 SF | ✓ |
| 184 | SINK GOOD | 3 SF | ✓ |
| 164 | LAVATORY GOOD | 2 SF | ✓ |
| 129 | WATER & SEWER FV | 1 SF | ✓ |
| 194 | WATER HTR GOOD | 1 SF | ✓ |
| 214 | URINAL GOOD | 1 SF | ✓ |
| 318 | GAZEBO FV | 1 SF | ✓ |
Market value changed by 100% in 2023, 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% | $18,714.60 | $18,714.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,765.21 | $6,765.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,124.41 | $2,124.41 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,627.18 | $1,627.18 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $1,008.00 | $1,008.00 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $30,239.40 | $30,239.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,742,895 | $2,547,884 | -31.6% |
| Assessed Value | $1,742,895 | $1,800,000 | -3.2% |
| Land Value | $804,989 | $804,989 | +0.0% |
| Improvement Value | $937,906 | $1,742,895 | -46.2% |
| Taxable Value | $1,742,895 | $1,800,000 | -3.2% |
| Total Tax 2026 = estimate |
~$29,280
Estimated
|
~$30,239
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,559,110 | $1,742,895 | -816,215 (-31.9%) |
| Taxable Value | $2,160,000 | $1,742,895 | -417,105 (-19.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,742,895 | $804,989 | $937,906 | — | $1,742,895 | $1,742,895 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,547,884 | $804,989 | $1,742,895 | −$747,884 | $1,800,000 | $1,800,000 | ~$30,239 | Partial |
| 2024 | $1,500,000 | — | — | −$695,011 | $804,989 | $— | $24,884 | Verified |
| 2023 | $1,500,000 | — | — | −$810,010 | $689,990 | $— | $24,238 | Verified |
| 2022 | $1,500,000 | — | — | −$810,010 | $689,990 | $— | $26,550 | Verified |
| 2021 | $1,500,000 | — | — | −$810,010 | $689,990 | $— | $27,841 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +20.0% | 84.4% | Not available | Partial |
| 2025 | -2.8% | +0.0% | 70.6% | Not available | Partial |
| 2024 | -12.7% | -40.1% | 68.6% | 0.9500% | Verified |
| 2023 | +100.2% ! | +100.2% | ~100% | 0.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 1.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +69.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -31.6% | +7.7% | +24.7% | +69.9% | 2025 | -31.6% | 2026 |
| Assessment Ratio | 100.0% | 60.4% | — | 100.0% | 2026 | 46.0% | 2021 |
| Effective Tax Rate (2025) | 1.1900% | 1.1900% | — | 1.1900% | 2025 | 1.1900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,239 | $26,750 | ~$37,220 | $30,239 | 2025 | $24,238 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,908,719 | ~$1,980,000 | ~1.6359% | ~$32,392 | +14.2% |
| 2027 | ~$3,320,656 | ~$2,178,000 | ~1.5919% | ~$34,672 | +30.3% |
| 2028 | ~$3,790,932 | ~$2,395,800 | ~1.5479% | ~$37,084 | +48.8% |
| 2029 | ~$4,327,809 | ~$2,635,380 | ~1.5039% | ~$39,632 | +69.9% |
| 2030 | ~$4,940,719 | ~$2,898,918 | ~1.4598% | ~$42,319 | +93.9% |
| 2026 | ~$2,857,761 | ~$1,980,000 | ~1.6800% | ~$33,263 | +12.2% |
| 2027 | ~$3,205,326 | ~$2,178,000 | ~1.6800% | ~$36,590 | +25.8% |
| 2028 | ~$3,595,162 | ~$2,395,800 | ~1.6800% | ~$40,249 | +41.1% |
| 2029 | ~$4,032,411 | ~$2,635,380 | ~1.6800% | ~$44,274 | +58.3% |
| 2030 | ~$4,522,838 | ~$2,898,918 | ~1.6800% | ~$48,701 | +77.5% |
| 2026 | ~$2,959,677 | ~$1,980,000 | ~1.6139% | ~$31,956 | +16.2% |
| 2027 | ~$3,438,024 | ~$2,178,000 | ~1.5479% | ~$33,713 | +34.9% |
| 2028 | ~$3,993,682 | ~$2,395,800 | ~1.4818% | ~$35,502 | +56.7% |
| 2029 | ~$4,639,146 | ~$2,635,380 | ~1.4158% | ~$37,312 | +82.1% |
| 2030 | ~$5,388,931 | ~$2,898,918 | ~1.3498% | ~$39,128 | +111.5% |
In 2025, this property's market value of $2,547,884 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — 5× the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family 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 | $2,547,884 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $1,500,000 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $1,500,000 | $503,905 | $617,035 | $919,932 | ↑ Top 25% | +0.9% |
| 2022 | $1,500,000 | $506,618 | $615,058 | $906,429 | ↑ Top 25% | +39.1% |
| 2021 | $1,500,000 | $300,453 | $376,850 | $539,896 | ↑ 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.