8201 N RANCH RD 620 TX 78726
| Owner | VEGAS SUN LLC |
|---|---|
| Parcel ID | 0159370251 |
| Short ID | 712549 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 222,200 SF |
| Land SF | 1,700,365 SF |
| Acres | 39.035 |
| Year Built | 2006 |
| Legal | LOT 1 BLK A ROCK HARBOUR RETAIL CENTER |
| Neighborhood | 51FNW |
| Land | $6,801,458 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,801,458 |
| Improvement | $21,847,467 |
|---|---|
| Total Improvement | $21,847,467 |
| Market | $28,648,925 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $28,648,925 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $28,648,925 |
| Taxable Value | $28,648,925 |
|---|
Appreciation: Market value has fallen -32.3% from $42,337,000 (2021) to $28,648,925 (2025), a CAGR of -9.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $632,621. 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 24% of market value ($6,801,458 land vs $21,847,467 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~20 yrs), and rent roll drive the underwriting.
Submarket Position: At $28,648,925, 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 -9.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $17,583,027 by 2030, with an estimated annual tax burden around $334,683. 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 | 338,900 SF | ✗ |
| 1ST | 1st Floor | 222,200 SF | ✓ |
| 611 | TERRACE | 9,700 SF | ✗ |
| 501 | CANOPY | 4,000 SF | ✗ |
| 503 | CANOPY - BANK | 750 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% | $311,385.17 | $311,385.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $150,125.24 | $150,125.24 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $107,675.55 | $107,675.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $33,812.32 | $33,812.32 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $29,622.99 | $29,622.99 | Paid |
| Combined Rate | 2.4520% | 2.2529% | 2.0584% | 2.1182% | 2.2082% | +0.0900% | $632,621.27 | $632,621.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $29,920,964 | $28,648,925 | +4.4% |
| Assessed Value | $29,920,964 | $28,648,925 | +4.4% |
| Land Value | $6,801,458 | $6,801,458 | +0.0% |
| Improvement Value | $23,119,506 | $21,847,467 | +5.8% |
| Taxable Value | $29,920,964 | $28,648,925 | +4.4% |
| Total Tax 2026 = estimate |
~$660,710
Estimated
|
~$632,621
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $29,920,964 | $29,920,964 | +0 (+0.0%) |
| Taxable Value | $29,920,964 | $29,920,964 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $29,920,964 | $6,801,458 | $23,119,506 | — | $29,920,964 | $29,920,964 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $28,648,925 | $6,801,458 | $21,847,467 | — | $28,648,925 | $28,648,925 | ~$632,621 | Partial |
| 2024 | $40,684,510 | — | — | −$33,883,052 | $6,801,458 | $— | $691,932 | Verified |
| 2023 | $59,240,000 | — | — | −$52,438,542 | $6,801,458 | $— | $837,469 | Verified |
| 2022 | $44,271,000 | — | — | −$37,469,542 | $6,801,458 | $— | $1,350,048 | Verified |
| 2021 | $42,337,000 | — | — | −$35,535,542 | $6,801,458 | $— | $1,085,516 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.4% | +4.4% | ~100% | Not available | Partial |
| 2025 | -12.3% | -12.3% | ~100% | Not available | Partial |
| 2024 | -19.7% | -19.7% | ~100% | 2.1200% | Verified |
| 2023 | -32.7% | -32.7% | ~100% | 2.0600% | Verified |
| 2022 | +36.5% | +36.5% | ~100% | 2.2300% | Verified |
| 2021 | base year | — | ~100% | 2.5600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -35.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.4% | -3.6% | -10.1% | +33.8% | 2023 | -31.3% | 2024 |
| Assessment Ratio | 100.0% | 43.3% | — | 100.0% | 2025 | 11.5% | 2023 |
| 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 |
$632,621 | $919,517 | ~$439,605 | $1,350,048 | 2022 | $632,621 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$25,983,963 | ~$25,983,963 | ~2.1472% | ~$557,937 | -9.3% |
| 2027 | ~$23,566,900 | ~$23,566,900 | ~2.0863% | ~$491,673 | -17.7% |
| 2028 | ~$21,374,675 | ~$21,374,675 | ~2.0253% | ~$432,910 | -25.4% |
| 2029 | ~$19,386,374 | ~$19,386,374 | ~1.9644% | ~$380,824 | -32.3% |
| 2030 | ~$17,583,027 | ~$17,583,027 | ~1.9034% | ~$334,683 | -38.6% |
| 2026 | ~$27,216,479 | ~$27,216,479 | ~2.2082% | ~$600,990 | -5.0% |
| 2027 | ~$25,855,655 | ~$25,855,655 | ~2.2082% | ~$570,941 | -9.7% |
| 2028 | ~$24,562,872 | ~$24,562,872 | ~2.2082% | ~$542,394 | -14.3% |
| 2029 | ~$23,334,728 | ~$23,334,728 | ~2.2082% | ~$515,274 | -18.5% |
| 2030 | ~$22,167,992 | ~$22,167,992 | ~2.2082% | ~$489,510 | -22.6% |
| 2026 | ~$26,556,942 | ~$26,556,942 | ~2.1168% | ~$562,147 | -7.3% |
| 2027 | ~$24,617,718 | ~$24,617,718 | ~2.0253% | ~$498,592 | -14.1% |
| 2028 | ~$22,820,099 | ~$22,820,099 | ~1.9339% | ~$441,322 | -20.3% |
| 2029 | ~$21,153,744 | ~$21,153,744 | ~1.8425% | ~$389,756 | -26.2% |
| 2030 | ~$19,609,069 | ~$19,609,069 | ~1.7511% | ~$343,369 | -31.6% |
In 2025, this property's market value of $28,648,925 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 20× 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 | $28,648,925 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $40,684,510 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $59,240,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $44,271,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $42,337,000 | $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.