4209 ECK LN TX 78734
| Owner | LAKEVIEW HOSPITALITY LLC |
|---|---|
| Parcel ID | 0156600307 |
| Short ID | 497799 |
| Type | Real |
| Use Code | 37 Motel — Extended Stay |
| Valuation | Income |
| Improvement SF | 28,030 SF |
| Land SF | 137,780 SF |
| Acres | 3.163 |
| Year Built | 1996 |
| Legal | LOT 49 *LESS .047AC LA HACIENDA ESTATES (COMMERCIAL PERSONAL PROPERTY) |
| Neighborhood | 37SW2 |
| Land | $964,462 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $964,462 |
| Improvement | $3,662,578 |
|---|---|
| Total Improvement | $3,662,578 |
| Market | $4,627,040 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,627,040 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,033,040 |
| Net Appraised (assessed) | $3,594,000 |
| Taxable Value | $3,594,000 |
|---|
Appreciation: Market value has risen +54.5% from $2,995,000 (2021) to $4,627,040 (2025), a CAGR of 11.5% 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 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 5 taxing entities is 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $60,378. Lake Travis ISD is the largest single contributor, at 61.9% of the total 2025 levy.
Assessment Gap: Assessed value ($3,594,000) is $1,033,040 below market value, suggesting potential for an upward assessment in future years.
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 21% of market value ($964,462 land vs $3,662,578 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~30 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,627,040, 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 +11.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,969,596 by 2030, with an estimated annual tax burden around $84,497. 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 |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 28,030 SF | ✗ |
| 551 | PAVED AREA | 14,400 SF | ✗ |
| 1ST | 1st Floor | 11,414 SF | ✓ |
| 2ND | 2nd Floor | 9,433 SF | ✓ |
| 3RD | 3rd Floor | 7,183 SF | ✓ |
| 501 | CANOPY | 3,046 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 338 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 338 SF | ✗ |
| 581C | STORAGE ATT COMM | 195 SF | ✓ |
| 013C | PORCH OPEN 3 COMM | 182 SF | ✗ |
| 482 | LIGHT POLES | 15 SF | ✓ |
Market value changed by 78% 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% | $37,366.82 | $37,366.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,507.87 | $13,507.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,241.75 | $4,241.75 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $3,248.94 | $3,248.94 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $2,012.64 | $2,012.64 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $60,378.02 | $60,378.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,067,000 | $4,627,040 | -12.1% |
| Assessed Value | $4,067,000 | $3,594,000 | +13.2% |
| Land Value | $964,462 | $964,462 | +0.0% |
| Improvement Value | $3,102,538 | $3,662,578 | -15.3% |
| Taxable Value | $4,067,000 | $3,594,000 | +13.2% |
| Total Tax 2026 = estimate |
~$68,324
Estimated
|
~$60,378
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $5,200,164 | $4,067,000 | -1,133,164 (-21.8%) |
| Taxable Value | $4,312,800 | $4,067,000 | -245,800 (-5.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,067,000 | $964,462 | $3,102,538 | — | $4,067,000 | $4,067,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,627,040 | $964,462 | $3,662,578 | −$1,033,040 | $3,594,000 | $3,594,000 | ~$60,378 | Partial |
| 2024 | $2,995,000 | — | — | −$2,030,538 | $964,462 | $— | $49,684 | Verified |
| 2023 | $2,995,000 | — | — | −$2,168,318 | $826,682 | $— | $48,395 | Verified |
| 2022 | $2,995,000 | — | — | −$2,168,318 | $826,682 | $— | $53,012 | Verified |
| 2021 | $2,995,000 | — | — | −$2,168,318 | $826,682 | $— | $55,590 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.4% | +20.0% | 82.9% | Not available | Partial |
| 2025 | -7.3% | +0.0% | 77.7% | Not available | Partial |
| 2024 | -6.3% | -32.5% | 72.0% | 1.0000% | Verified |
| 2023 | +77.9% ! | +77.9% | ~100% | 0.9100% | 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): +54.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.1% | +8.5% | +14.6% | +54.5% | 2025 | -12.1% | 2026 |
| Assessment Ratio | 100.0% | 48.8% | — | 100.0% | 2026 | 27.6% | 2021 |
| Effective Tax Rate (2025) | 1.3000% | 1.3000% | — | 1.3000% | 2025 | 1.3000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$60,378 | $53,412 | ~$74,315 | $60,378 | 2025 | $48,395 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,158,576 | ~$3,953,400 | ~1.6359% | ~$64,675 | +11.5% |
| 2027 | ~$5,751,173 | ~$4,348,740 | ~1.5919% | ~$69,228 | +24.3% |
| 2028 | ~$6,411,846 | ~$4,783,614 | ~1.5479% | ~$74,045 | +38.6% |
| 2029 | ~$7,148,414 | ~$5,261,975 | ~1.5039% | ~$79,132 | +54.5% |
| 2030 | ~$7,969,596 | ~$5,788,173 | ~1.4598% | ~$84,497 | +72.2% |
| 2026 | ~$5,066,036 | ~$3,953,400 | ~1.6800% | ~$66,416 | +9.5% |
| 2027 | ~$5,546,681 | ~$4,348,740 | ~1.6800% | ~$73,057 | +19.9% |
| 2028 | ~$6,072,929 | ~$4,783,614 | ~1.6800% | ~$80,363 | +31.2% |
| 2029 | ~$6,649,105 | ~$5,261,975 | ~1.6800% | ~$88,399 | +43.7% |
| 2030 | ~$7,279,946 | ~$5,788,173 | ~1.6800% | ~$97,239 | +57.3% |
| 2026 | ~$5,251,117 | ~$3,953,400 | ~1.6139% | ~$63,805 | +13.5% |
| 2027 | ~$5,959,367 | ~$4,348,740 | ~1.5479% | ~$67,313 | +28.8% |
| 2028 | ~$6,763,144 | ~$4,783,614 | ~1.4818% | ~$70,886 | +46.2% |
| 2029 | ~$7,675,330 | ~$5,261,975 | ~1.4158% | ~$74,499 | +65.9% |
| 2030 | ~$8,710,549 | ~$5,788,173 | ~1.3498% | ~$78,126 | +88.3% |
In 2025, this property's market value of $4,627,040 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,627,040 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,995,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,995,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,995,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $2,995,000 | $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.