8300 N RANCH RD 620 RS3 TX 78726
| Owner | FLORES #3 LC |
|---|---|
| Parcel ID | 0162300306 |
| Short ID | 807128 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,619 SF |
| Land SF | 73,447 SF |
| Acres | 1.686 |
| Year Built | 2013 |
| Legal | UNT RS3 TRAILS AT 620 COMMERCIAL CONDOMINIUMS PHS 1 THE PLUS 5.6 % INT IN COM AREA |
| Neighborhood | 42FNW |
| Land | $293,786 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $293,786 |
| Improvement | $1,647,027 |
|---|---|
| Total Improvement | $1,647,027 |
| Market | $1,940,813 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,940,813 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,940,813 |
| Taxable Value | $1,940,813 |
|---|
Appreciation: Market value has fallen -23.5% from $2,535,467 (2021) to $1,940,813 (2025), a CAGR of -6.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $42,857. 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 15% of market value ($293,786 land vs $1,647,027 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~13 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,940,813, 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 -6.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,389,603 by 2030, with an estimated annual tax burden around $26,450. 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 | 11,187 SF | ✗ |
| 1ST | 1st Floor | 4,619 SF | ✓ |
| 611 | TERRACE | 1,979 SF | ✗ |
| 501 | CANOPY | 980 SF | ✗ |
| 482 | LIGHT POLES | 2 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% | $21,094.70 | $21,094.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,170.19 | $10,170.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,294.45 | $7,294.45 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,290.61 | $2,290.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,006.80 | $2,006.80 | Paid |
| Combined Rate | 2.4520% | 2.2529% | 2.0584% | 2.1182% | 2.2082% | +0.0900% | $42,856.75 | $42,856.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,577,000 | $1,940,813 | -18.7% |
| Assessed Value | $1,577,000 | $1,940,813 | -18.7% |
| Land Value | $293,786 | $293,786 | +0.0% |
| Improvement Value | $1,283,214 | $1,647,027 | -22.1% |
| Taxable Value | $1,577,000 | $1,940,813 | -18.7% |
| Total Tax 2026 = estimate |
~$34,823
Estimated
|
~$42,857
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,940,813 | $1,577,000 | -363,813 (-18.7%) |
| Taxable Value | $1,940,813 | $1,577,000 | -363,813 (-18.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,577,000 | $293,786 | $1,283,214 | — | $1,577,000 | $1,577,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,940,813 | $293,786 | $1,647,027 | — | $1,940,813 | $1,940,813 | ~$42,857 | Partial |
| 2024 | $1,900,000 | — | — | −$1,606,214 | $293,786 | $— | $44,369 | Verified |
| 2023 | $1,735,471 | — | — | −$1,441,685 | $293,786 | $— | $39,110 | Verified |
| 2022 | $1,742,735 | — | — | −$861,377 | $881,358 | $— | $39,099 | Verified |
| 2021 | $2,535,467 | — | — | −$1,654,109 | $881,358 | $— | $42,732 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -10.5% | -10.5% | ~100% | Not available | Partial |
| 2024 | +14.1% | +14.1% | ~100% | 2.0500% | Verified |
| 2023 | +9.5% | +9.5% | ~100% | 2.0600% | Verified |
| 2022 | -0.4% | -0.4% | ~100% | 2.2500% | Verified |
| 2021 | base year | — | ~100% | 1.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.7% | -7.8% | -2.1% | +9.5% | 2024 | -31.3% | 2022 |
| Assessment Ratio | 100.0% | 53.0% | — | 100.0% | 2025 | 15.5% | 2024 |
| 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 |
$42,857 | $41,633 | ~$32,442 | $44,369 | 2024 | $39,099 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,815,370 | ~$1,815,370 | ~2.1472% | ~$38,980 | -6.5% |
| 2027 | ~$1,698,035 | ~$1,698,035 | ~2.0863% | ~$35,426 | -12.5% |
| 2028 | ~$1,588,283 | ~$1,588,283 | ~2.0253% | ~$32,168 | -18.2% |
| 2029 | ~$1,485,626 | ~$1,485,626 | ~1.9644% | ~$29,184 | -23.5% |
| 2030 | ~$1,389,603 | ~$1,389,603 | ~1.9034% | ~$26,450 | -28.4% |
| 2026 | ~$1,843,772 | ~$1,843,772 | ~2.2082% | ~$40,714 | -5.0% |
| 2027 | ~$1,751,584 | ~$1,751,584 | ~2.2082% | ~$38,678 | -9.7% |
| 2028 | ~$1,664,005 | ~$1,664,005 | ~2.2082% | ~$36,744 | -14.3% |
| 2029 | ~$1,580,804 | ~$1,580,804 | ~2.2082% | ~$34,907 | -18.5% |
| 2030 | ~$1,501,764 | ~$1,501,764 | ~2.2082% | ~$33,162 | -22.6% |
| 2026 | ~$1,854,186 | ~$1,854,186 | ~2.1168% | ~$39,249 | -4.5% |
| 2027 | ~$1,771,426 | ~$1,771,426 | ~2.0253% | ~$35,877 | -8.7% |
| 2028 | ~$1,692,359 | ~$1,692,359 | ~1.9339% | ~$32,729 | -12.8% |
| 2029 | ~$1,616,822 | ~$1,616,822 | ~1.8425% | ~$29,790 | -16.7% |
| 2030 | ~$1,544,656 | ~$1,544,656 | ~1.7511% | ~$27,048 | -20.4% |
In 2025, this property's market value of $1,940,813 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +37% 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 | $1,940,813 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,900,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,735,471 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,742,735 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,535,467 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.