5101 BEACON DR TX 78734
| Owner | RPG ARV1 LLC |
|---|---|
| Parcel ID | 0158580616 |
| Short ID | 156958 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 400 SF |
| Land SF | 173,587 SF |
| Acres | 3.985 |
| Year Built | 1999 |
| Legal | LOT 1 BLK A BENSON SUBD THE |
| Neighborhood | 97RVP |
| Land | $1,093,596 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,093,596 |
| Improvement | $959,234 |
|---|---|
| Total Improvement | $959,234 |
| Market | $2,052,830 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,052,830 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,052,830 |
| Taxable Value | $2,052,830 |
|---|
Appreciation: Market value has risen +139.3% from $857,970 (2021) to $2,052,830 (2025), a CAGR of 24.4% 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 $34,487. 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 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 ($1,093,596 land vs $959,234 improvements), about $6/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,052,830, 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 +24.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,108,774 by 2030, with an estimated annual tax burden around $48,263. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 33,000 SF | ✗ |
| 1ST | 1st Floor | 400 SF | ✓ |
| 501 | CANOPY | 400 SF | ✗ |
| 611 | TERRACE | 400 SF | ✗ |
| 406 | MH PARK SPACES | 35 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% | $21,343.27 | $21,343.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,715.46 | $7,715.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,422.81 | $2,422.81 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1,855.74 | $1,855.74 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $1,149.58 | $1,149.58 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $34,486.86 | $34,486.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,040,000 | $2,052,830 | -0.6% |
| Assessed Value | $2,040,000 | $2,052,830 | -0.6% |
| Land Value | $1,093,596 | $1,093,596 | +0.0% |
| Improvement Value | $946,404 | $959,234 | -1.3% |
| Taxable Value | $2,040,000 | $2,052,830 | -0.6% |
| Total Tax 2026 = estimate |
~$34,271
Estimated
|
~$34,487
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,328,259 | $2,040,000 | -288,259 (-12.4%) |
| Taxable Value | $2,328,259 | $2,040,000 | -288,259 (-12.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,040,000 | $1,093,596 | $946,404 | — | $2,040,000 | $2,040,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,052,830 | $1,093,596 | $959,234 | — | $2,052,830 | $2,052,830 | ~$34,487 | Partial |
| 2024 | $992,397 | — | — | — | $1,093,596 ! | $— | $19,756 | Verified |
| 2023 | $900,000 | — | — | −$431,316 | $468,684 | $— | $16,036 | Verified |
| 2022 | $920,000 | — | — | −$451,316 | $468,684 | $— | $15,930 | Verified |
| 2021 | $857,970 | — | — | −$389,286 | $468,684 | $— | $17,076 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +13.4% | +13.4% | ~100% | Not available | Partial |
| 2025 | +54.9% | +72.4% | ~100% | Not available | Partial |
| 2024 | +33.6% | +20.0% | 89.8% | 1.4900% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6200% | Verified |
| 2022 | +7.9% | +7.9% | ~100% | 1.6100% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +123.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.6% | +24.3% | +24.5% | +106.9% | 2025 | -2.2% | 2023 |
| Assessment Ratio | 100.0% | 78.0% | — | 110.2% | 2024 | 50.9% | 2022 |
| 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 |
$34,487 | $20,657 | ~$42,448 | $34,487 | 2025 | $15,930 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,553,132 | ~$2,258,113 | ~1.6359% | ~$36,941 | +24.4% |
| 2027 | ~$3,175,363 | ~$2,483,924 | ~1.5919% | ~$39,542 | +54.7% |
| 2028 | ~$3,949,241 | ~$2,732,317 | ~1.5479% | ~$42,293 | +92.4% |
| 2029 | ~$4,911,723 | ~$3,005,548 | ~1.5039% | ~$45,199 | +139.3% |
| 2030 | ~$6,108,774 | ~$3,306,103 | ~1.4598% | ~$48,263 | +197.6% |
| 2026 | ~$2,512,075 | ~$2,258,113 | ~1.6800% | ~$37,936 | +22.4% |
| 2027 | ~$3,074,059 | ~$2,483,924 | ~1.6800% | ~$41,729 | +49.7% |
| 2028 | ~$3,761,767 | ~$2,732,317 | ~1.6800% | ~$45,902 | +83.2% |
| 2029 | ~$4,603,323 | ~$3,005,548 | ~1.6800% | ~$50,492 | +124.2% |
| 2030 | ~$5,633,147 | ~$3,306,103 | ~1.6800% | ~$55,541 | +174.4% |
| 2026 | ~$2,594,188 | ~$2,258,113 | ~1.6139% | ~$36,444 | +26.4% |
| 2027 | ~$3,278,310 | ~$2,483,924 | ~1.5479% | ~$38,448 | +59.7% |
| 2028 | ~$4,142,843 | ~$2,732,317 | ~1.4818% | ~$40,489 | +101.8% |
| 2029 | ~$5,235,365 | ~$3,005,548 | ~1.4158% | ~$42,553 | +155.0% |
| 2030 | ~$6,616,000 | ~$3,306,103 | ~1.3498% | ~$44,624 | +222.3% |
In 2025, this property's market value of $2,052,830 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +45% 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 | $2,052,830 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $992,397 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $900,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $920,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $857,970 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | 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.