10416 N RANCH RD 620 TX 78726
| Owner | SAMAR SIAVASH & NOOSHIN FAMOORI-SHESHDEH |
|---|---|
| Parcel ID | 0170250309 |
| Short ID | 440709 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 3,000 SF |
| Land SF | 22,825 SF |
| Acres | 0.524 |
| Year Built | 1970 |
| Legal | ABS 478 SUR 455 LIVINGSTON A E ACR 0.524 |
| Neighborhood | 83NWE |
| Land | $228,254 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $228,254 |
| Improvement | $185,765 |
|---|---|
| Total Improvement | $185,765 |
| Market | $414,019 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $414,019 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $414,019 |
| Taxable Value | $414,019 |
|---|
Appreciation: Market value has risen +17.9% from $351,284 (2021) to $414,019 (2025), a CAGR of 4.2% over 4 years. This represents moderate, steady growth. 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 1.7842% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,387. Leander ISD is the largest single contributor, at 60.9% 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 55% of market value ($228,254 land vs $185,765 improvements), about $10/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $414,019, 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 +4.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $508,420 by 2030, with an estimated annual tax burden around $7,630. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,000 SF | ✓ |
| SO | Sketch Only | 1,700 SF | ✗ |
| 093 | HVAC COMMRCL SF | 1,700 SF | ✗ |
| 551 | PAVED AREA | 1,200 SF | ✗ |
| 501 | CANOPY | 352 SF | ✗ |
| 327 | STORAGE COMM'L | 96 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% | $4,499.97 | $4,499.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,556.07 | $1,556.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $488.64 | $488.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $428.10 | $428.10 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $414.02 | $414.02 | Paid |
| Combined Rate | 2.0110% | 1.8902% | 1.7126% | 1.7406% | 1.7842% | +0.0436% | $7,386.80 | $7,386.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $458,302 | $414,019 | +10.7% |
| Assessed Value | $458,302 | $414,019 | +10.7% |
| Land Value | $228,254 | $228,254 | +0.0% |
| Improvement Value | $230,048 | $185,765 | +23.8% |
| Taxable Value | $458,302 | $414,019 | +10.7% |
| Total Tax 2026 = estimate |
~$8,177
Estimated
|
~$7,387
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $458,302 | $458,302 | +0 (+0.0%) |
| Taxable Value | $458,302 | $458,302 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $458,302 | $228,254 | $230,048 | — | $458,302 | $458,302 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $414,019 | $228,254 | $185,765 | — | $414,019 | $414,019 | ~$7,387 | Partial |
| 2024 | $393,473 | — | — | −$165,219 | $228,254 | $— | $6,318 | Verified |
| 2023 | $347,399 | — | — | −$119,145 | $228,254 | $— | $6,739 | Verified |
| 2022 | $347,399 | — | — | −$119,145 | $228,254 | $— | $6,567 | Verified |
| 2021 | $351,284 | — | — | −$123,030 | $228,254 | $— | $6,986 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.7% | +10.7% | ~100% | Not available | Partial |
| 2025 | +14.1% | +14.1% | ~100% | Not available | Partial |
| 2024 | -7.7% | -7.7% | ~100% | 1.7400% | Verified |
| 2023 | +13.3% | +13.3% | ~100% | 1.7100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 1.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.7% | +5.6% | +2.2% | +13.3% | 2024 | -1.1% | 2022 |
| Assessment Ratio | 100.0% | 75.7% | — | 100.0% | 2025 | 58.0% | 2024 |
| Effective Tax Rate (2025) | 1.7800% | 1.7800% | — | 1.7800% | 2025 | 1.7800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,387 | $6,799 | ~$7,550 | $7,387 | 2025 | $6,318 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$431,381 | ~$431,381 | ~1.7275% | ~$7,452 | +4.2% |
| 2027 | ~$449,471 | ~$449,471 | ~1.6708% | ~$7,510 | +8.6% |
| 2028 | ~$468,319 | ~$468,319 | ~1.6141% | ~$7,559 | +13.1% |
| 2029 | ~$487,958 | ~$487,958 | ~1.5574% | ~$7,599 | +17.9% |
| 2030 | ~$508,420 | ~$508,420 | ~1.5007% | ~$7,630 | +22.8% |
| 2026 | ~$423,100 | ~$423,100 | ~1.7842% | ~$7,549 | +2.2% |
| 2027 | ~$432,381 | ~$432,381 | ~1.7842% | ~$7,714 | +4.4% |
| 2028 | ~$441,865 | ~$441,865 | ~1.7842% | ~$7,884 | +6.7% |
| 2029 | ~$451,557 | ~$451,557 | ~1.7842% | ~$8,057 | +9.1% |
| 2030 | ~$461,462 | ~$461,462 | ~1.7842% | ~$8,233 | +11.5% |
| 2026 | ~$439,661 | ~$439,661 | ~1.6991% | ~$7,470 | +6.2% |
| 2027 | ~$466,891 | ~$466,891 | ~1.6141% | ~$7,536 | +12.8% |
| 2028 | ~$495,808 | ~$495,808 | ~1.5290% | ~$7,581 | +19.8% |
| 2029 | ~$526,516 | ~$526,516 | ~1.4440% | ~$7,603 | +27.2% |
| 2030 | ~$559,125 | ~$559,125 | ~1.3589% | ~$7,598 | +35.0% |
In 2025, this property's market value of $414,019 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -71% 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 | $414,019 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $393,473 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $347,399 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $347,399 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $351,284 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.