10208 N RANCH RD 620 TX 78726
| Owner | JASS 2 INC |
|---|---|
| Parcel ID | 0170250313 |
| Short ID | 440715 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 8,709 SF |
| Land SF | 409,072 SF |
| Acres | 9.391 |
| Year Built | 1981 |
| Legal | ABS 478 SUR 455 LIVINGSTON A E ACR 9.391 |
| Neighborhood | 61NWE |
| Land | $1,263,571 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,263,571 |
| Improvement | $182,429 |
|---|---|
| Total Improvement | $182,429 |
| Market | $1,446,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,446,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,446,000 |
| Taxable Value | $1,446,000 |
|---|
Appreciation: Market value has risen +37.3% from $1,053,000 (2021) to $1,446,000 (2025), a CAGR of 8.3% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $25,799. 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 87% of market value ($1,263,571 land vs $182,429 improvements), about $3/SF of land. With value concentrated in the land under a ~45-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 $1,446,000, 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 +8.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,149,528 by 2030, with an estimated annual tax burden around $32,257. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 9,860 SF | ✗ |
| 1ST | 1st Floor | 8,709 SF | ✓ |
| 541 | FENCE COMM LF | 2,400 SF | ✗ |
| 501 | CANOPY | 1,250 SF | ✗ |
| 327 | STORAGE COMM'L | 560 SF | ✓ |
| 051C | CARPORT DET 1ST COMM | 306 SF | ✗ |
| 511 | DECK | 240 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 184 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% | $15,716.57 | $15,716.57 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,434.72 | $5,434.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,706.61 | $1,706.61 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,495.16 | $1,495.16 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,446.00 | $1,446.00 | Paid |
| Combined Rate | 2.0110% | 1.8902% | 1.7126% | 1.7406% | 1.7842% | +0.0436% | $25,799.06 | $25,799.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,454,741 | $1,446,000 | +0.6% |
| Assessed Value | $1,454,741 | $1,446,000 | +0.6% |
| Land Value | $1,263,571 | $1,263,571 | +0.0% |
| Improvement Value | $191,170 | $182,429 | +4.8% |
| Taxable Value | $1,454,741 | $1,446,000 | +0.6% |
| Total Tax 2026 = estimate |
~$25,955
Estimated
|
~$25,799
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,754,289 | $1,454,741 | -299,548 (-17.1%) |
| Taxable Value | $1,735,200 | $1,454,741 | -280,459 (-16.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,454,741 | $1,263,571 | $191,170 | — | $1,454,741 | $1,454,741 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,446,000 | $1,263,571 | $182,429 | — | $1,446,000 | $1,446,000 | ~$25,799 | Partial |
| 2024 | $1,646,531 | — | — | — | — | $— | $25,065 | Verified |
| 2023 | $1,150,000 | — | — | — | — | $— | $28,199 | Verified |
| 2022 | $1,150,000 | — | — | — | — | $— | $21,738 | Verified |
| 2021 | $1,053,000 | — | — | −$210,619 | $842,381 | $— | $23,126 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +21.3% | +20.0% | 98.9% | Not available | Partial |
| 2025 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2024 | -12.5% | -12.5% | ~100% | 1.7400% | Verified |
| 2023 | +43.2% | +43.2% | ~100% | 1.7100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.6% | +8.2% | +8.1% | +43.2% | 2024 | -12.2% | 2025 |
| Assessment Ratio | 100.0% | 93.3% | — | 100.0% | 2025 | 80.0% | 2021 |
| 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 |
$25,799 | $24,785 | ~$29,628 | $28,199 | 2023 | $21,738 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,565,321 | ~$1,565,321 | ~1.7275% | ~$27,040 | +8.3% |
| 2027 | ~$1,694,487 | ~$1,694,487 | ~1.6708% | ~$28,311 | +17.2% |
| 2028 | ~$1,834,312 | ~$1,834,312 | ~1.6141% | ~$29,607 | +26.9% |
| 2029 | ~$1,985,675 | ~$1,985,675 | ~1.5574% | ~$30,924 | +37.3% |
| 2030 | ~$2,149,528 | ~$2,149,528 | ~1.5007% | ~$32,257 | +48.7% |
| 2026 | ~$1,536,401 | ~$1,536,401 | ~1.7842% | ~$27,412 | +6.3% |
| 2027 | ~$1,632,453 | ~$1,632,453 | ~1.7842% | ~$29,126 | +12.9% |
| 2028 | ~$1,734,510 | ~$1,734,510 | ~1.7842% | ~$30,947 | +20.0% |
| 2029 | ~$1,842,947 | ~$1,842,947 | ~1.7842% | ~$32,881 | +27.5% |
| 2030 | ~$1,958,164 | ~$1,958,164 | ~1.7842% | ~$34,937 | +35.4% |
| 2026 | ~$1,594,241 | ~$1,590,600 | ~1.6991% | ~$27,026 | +10.3% |
| 2027 | ~$1,757,678 | ~$1,749,660 | ~1.6141% | ~$28,241 | +21.6% |
| 2028 | ~$1,937,871 | ~$1,924,626 | ~1.5290% | ~$29,428 | +34.0% |
| 2029 | ~$2,136,537 | ~$2,117,089 | ~1.4440% | ~$30,570 | +47.8% |
| 2030 | ~$2,355,570 | ~$2,328,797 | ~1.3589% | ~$31,646 | +62.9% |
In 2025, this property's market value of $1,446,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +2% 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 | $1,446,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,646,531 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,150,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,150,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,053,000 | $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.