17317 WEST BEACH RD TX 78734
| Owner | WEST BEACH MARINA LTD |
|---|---|
| Parcel ID | 0164660425 |
| Short ID | 165511 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,389 SF |
| Land SF | 128,938 SF |
| Acres | 2.960 |
| Year Built | 1992 |
| Legal | ABS 762 SUR 73 SYLVESTER T H ACR 11.60 |
| Neighborhood | 97RVP |
| Land | $1,825,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,825,200 |
| Improvement | $19,561 |
|---|---|
| Total Improvement | $19,561 |
| Market | $1,844,761 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,844,761 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,431,230 |
| Net Appraised (assessed) | $413,531 |
| Taxable Value | $413,531 |
|---|
Appreciation: Market value has risen +197.7% from $619,702 (2021) to $1,844,761 (2025), a CAGR of 31.4% 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 $6,947. Lake Travis ISD is the largest single contributor, at 63.4% of the total 2025 levy.
Assessment Gap: Assessed value ($413,531) is $1,431,230 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 99% of market value ($1,825,200 land vs $19,561 improvements), about $14/SF of land. With value concentrated in the land under a ~34-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 $1,844,761, 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 +31.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,213,344 by 2030, with an estimated annual tax burden around $9,722. 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.
15 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 438 | STREETS PRIVATE | 7,200 SF | ✗ |
| 2ND | 2nd Floor | 1,472 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,472 SF | ✗ |
| 040C | GARAGE BLW GRADE COMM | 960 SF | ✓ |
| 1ST | 1st Floor | 917 SF | ✓ |
| 571C | STORAGE DET COMM | 600 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 553 SF | ✗ |
| 581C | STORAGE ATT COMM | 512 SF | ✓ |
| SO | Sketch Only | 392 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 306 SF | ✗ |
| 406 | MH PARK SPACES | 40 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 289 | SHED FV | 1 SF | ✓ |
| 509 | CANOPY FV | 1 SF | ✗ |
Market value changed by 435% in 2025, 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% | $4,299.48 | $4,299.48 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,554.24 | $1,554.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $488.06 | $488.06 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $373.83 | $373.83 | Paid |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $68.90 | $68.90 | Paid |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $6,784.51 | $6,784.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,858,232 | $1,844,761 | +0.7% |
| Assessed Value | $1,858,232 | $413,531 | +349.4% |
| Land Value | $1,825,200 | $1,825,200 | +0.0% |
| Improvement Value | $33,032 | $19,561 | +68.9% |
| Taxable Value | $1,858,232 | $413,531 | +349.4% |
| Total Tax 2026 = estimate |
~$31,218
Estimated
|
~$6,785
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,858,232 | $1,858,232 | +0 (+0.0%) |
| Taxable Value | $1,858,232 | $1,858,232 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,858,232 | $1,825,200 | $33,032 | — | $1,858,232 | $1,858,232 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,844,761 | $1,825,200 | $19,561 | −$1,431,230 | $413,531 | $413,531 | ~$6,785 | Partial |
| 2024 | $456,987 | — | — | — | — | $— | $5,597 | Verified |
| 2023 | $771,234 | — | — | — | — | $— | $7,265 | Verified |
| 2022 | $752,038 | — | — | — | — | $— | $13,529 | Verified |
| 2021 | $619,702 | — | — | −$297,757 | $321,945 | $— | $13,831 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.7% | +349.4% | ~100% | Not available | Partial |
| 2025 | +435.3% ! | +20.0% | 22.4% | Not available | Partial |
| 2024 | -24.6% | -24.6% | ~100% | 1.6200% | Verified |
| 2023 | -40.7% | -40.7% | ~100% | 1.5900% | Verified |
| 2022 | +2.6% | +2.6% | ~100% | 1.7500% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +145.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.7% | +57.5% | +31.2% | +303.7% | 2025 | -40.7% | 2024 |
| Assessment Ratio | 100.0% | 58.1% | — | 100.0% | 2026 | 22.4% | 2025 |
| Effective Tax Rate (2025) | 0.3700% | 0.3700% | — | 0.3700% | 2025 | 0.3700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,785 | $9,401 | ~$8,551 | $13,831 | 2021 | $5,597 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,423,145 | ~$454,884 | ~1.6359% | ~$7,442 | +31.4% |
| 2027 | ~$3,182,869 | ~$500,373 | ~1.5919% | ~$7,965 | +72.5% |
| 2028 | ~$4,180,787 | ~$550,410 | ~1.5479% | ~$8,520 | +126.6% |
| 2029 | ~$5,491,580 | ~$605,451 | ~1.5039% | ~$9,105 | +197.7% |
| 2030 | ~$7,213,344 | ~$665,996 | ~1.4598% | ~$9,722 | +291.0% |
| 2026 | ~$2,386,250 | ~$454,884 | ~1.6800% | ~$7,642 | +29.4% |
| 2027 | ~$3,086,681 | ~$500,373 | ~1.6800% | ~$8,406 | +67.3% |
| 2028 | ~$3,992,708 | ~$550,410 | ~1.6800% | ~$9,247 | +116.4% |
| 2029 | ~$5,164,679 | ~$605,451 | ~1.6800% | ~$10,171 | +180.0% |
| 2030 | ~$6,680,656 | ~$665,996 | ~1.6800% | ~$11,189 | +262.1% |
| 2026 | ~$2,460,040 | ~$454,884 | ~1.6139% | ~$7,341 | +33.4% |
| 2027 | ~$3,280,532 | ~$500,373 | ~1.5479% | ~$7,745 | +77.8% |
| 2028 | ~$4,374,681 | ~$550,410 | ~1.4818% | ~$8,156 | +137.1% |
| 2029 | ~$5,833,760 | ~$605,451 | ~1.4158% | ~$8,572 | +216.2% |
| 2030 | ~$7,779,481 | ~$665,996 | ~1.3498% | ~$8,989 | +321.7% |
In 2025, this property's market value of $1,844,761 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +30% 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 | $1,844,761 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $456,987 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $771,234 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $752,038 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $619,702 | $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.