ROCKY RIDGE RD TX 78734
| Owner | WC PARADISE COVE MARINA LP |
|---|---|
| Parcel ID | 0162660128 |
| Short ID | 161713 |
| Type | Real |
| Use Code | 10 Manufactured Commercial Bldg |
| Valuation | Cost |
| Improvement SF | 288 SF |
| Land SF | 460,647 SF |
| Acres | 10.575 |
| Year Built | 1980 |
| Legal | ABS 762 SUR 73 SYLVESTER T H ACR 10.575 |
| Neighborhood | 95TRAV_S |
| Land | $634,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $634,500 |
| Improvement | $14,373 |
|---|---|
| Total Improvement | $14,373 |
| Market | $648,873 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $648,873 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $648,873 |
| Taxable Value | $648,873 |
|---|
Appreciation: Market value has fallen -43.2% from $1,141,433 (2021) to $648,873 (2025), a CAGR of -13.2% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $10,901. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 98% of market value ($634,500 land vs $14,373 improvements), about $1/SF of land. With value concentrated in the land under a ~46-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $648,873, this parcel sits in the bottom quartile (<25th 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 -13.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $320,292 by 2030, with an estimated annual tax burden around $4,676. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 288 SF | ✓ |
| 327 | STORAGE COMM'L | 228 SF | ✓ |
| 501 | CANOPY | 200 SF | ✗ |
| 511 | DECK | 200 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% | $6,746.33 | $6,746.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,438.76 | $2,438.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $765.82 | $765.82 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $586.57 | $586.57 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $363.37 | $363.37 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $10,900.85 | $10,900.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $634,500 | $648,873 | -2.2% |
| Assessed Value | $634,500 | $648,873 | -2.2% |
| Land Value | $634,500 | $634,500 | +0.0% |
| Improvement Value | — | $14,373 | — |
| Taxable Value | $634,500 | $648,873 | -2.2% |
| Total Tax 2026 = estimate |
~$10,659
Estimated
|
~$10,901
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $648,873 | $634,500 | -14,373 (-2.2%) |
| Taxable Value | $648,873 | $634,500 | -14,373 (-2.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $634,500 | $634,500 | — | — | $634,500 | $634,500 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $648,873 | $634,500 | $14,373 | — | $648,873 | $648,873 | ~$10,901 | Partial |
| 2024 | $1,142,958 | — | — | — | $1,612,265 ! | $— | $22,753 | Verified |
| 2023 | $1,141,500 | — | — | −$12,915 | $1,128,585 | $— | $18,468 | Verified |
| 2022 | $1,141,501 | — | — | −$12,916 | $1,128,585 | $— | $20,205 | Verified |
| 2021 | $1,141,433 | — | — | −$12,847 | $1,128,586 | $— | $21,187 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -60.1% | -52.7% | ~100% | Not available | Partial |
| 2024 | +42.3% | +20.0% | 84.3% | 1.4000% | Verified |
| 2023 | +0.1% | +0.1% | ~100% | 1.6200% | 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): -43.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.2% | -9.1% | -12.8% | +0.1% | 2024 | -43.2% | 2025 |
| Assessment Ratio | 100.0% | 106.3% | — | 141.1% | 2024 | 98.9% | 2021 |
| 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 |
$10,901 | $18,703 | ~$6,761 | $22,753 | 2024 | $10,901 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$563,426 | ~$563,426 | ~1.6359% | ~$9,217 | -13.2% |
| 2027 | ~$489,231 | ~$489,231 | ~1.5919% | ~$7,788 | -24.6% |
| 2028 | ~$424,807 | ~$424,807 | ~1.5479% | ~$6,576 | -34.5% |
| 2029 | ~$368,866 | ~$368,866 | ~1.5039% | ~$5,547 | -43.2% |
| 2030 | ~$320,292 | ~$320,292 | ~1.4598% | ~$4,676 | -50.6% |
| 2026 | ~$616,429 | ~$616,429 | ~1.6800% | ~$10,356 | -5.0% |
| 2027 | ~$585,608 | ~$585,608 | ~1.6800% | ~$9,838 | -9.7% |
| 2028 | ~$556,327 | ~$556,327 | ~1.6800% | ~$9,346 | -14.3% |
| 2029 | ~$528,511 | ~$528,511 | ~1.6800% | ~$8,879 | -18.5% |
| 2030 | ~$502,086 | ~$502,086 | ~1.6800% | ~$8,435 | -22.6% |
| 2026 | ~$576,404 | ~$576,404 | ~1.6139% | ~$9,303 | -11.2% |
| 2027 | ~$512,028 | ~$512,028 | ~1.5479% | ~$7,926 | -21.1% |
| 2028 | ~$454,842 | ~$454,842 | ~1.4818% | ~$6,740 | -29.9% |
| 2029 | ~$404,043 | ~$404,043 | ~1.4158% | ~$5,720 | -37.7% |
| 2030 | ~$358,918 | ~$358,918 | ~1.3498% | ~$4,845 | -44.7% |
In 2025, this property's market value of $648,873 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -54% below 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 | $648,873 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $1,142,958 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,141,500 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,141,501 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,141,433 | $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.