16107 WHARF CV TX 78738
| Owner | VOLENTE VISION LLC |
|---|---|
| Parcel ID | 0170550601 |
| Short ID | 175286 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,544 SF |
| Land SF | 869,937 SF |
| Acres | 19.971 |
| Year Built | 1946 |
| Legal | LOT 1-7 LAKE TRAVIS SUBD NO 1 & ABS 285 SUR 51 FOSTER R ACR 15.970 TOTAL ACR 19.9710 |
| Neighborhood | 96ALL |
| Land | $1,350,758 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,350,758 |
| Improvement | $562,706 |
|---|---|
| Total Improvement | $562,706 |
| Market | $1,913,464 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,913,464 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,913,464 |
| Taxable Value | $1,913,464 |
|---|
Appreciation: Market value has risen +42.4% from $1,344,061 (2021) to $1,913,464 (2025), a CAGR of 9.2% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 6 taxing entities is 1.8620% in 2025 (+0.0423% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $35,628. Leander ISD is the largest single contributor, at 58.4% 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 71% of market value ($1,350,758 land vs $562,706 improvements), about $2/SF of land. With value concentrated in the land under a ~80-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 $1,913,464, 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 +9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,975,582 by 2030, with an estimated annual tax burden around $46,648. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,544 SF | ✓ |
| 501 | CANOPY | 4,488 SF | ✗ |
| 511 | DECK | 4,363 SF | ✗ |
| 327 | STORAGE COMM'L | 2,358 SF | ✓ |
| 611 | TERRACE | 2,358 SF | ✗ |
| 601 | POOL COMM'L | 1,550 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 460 SF | ✗ |
| SO | Sketch Only | 440 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 120 SF | ✗ |
| 482 | LIGHT POLES | 5 SF | ✓ |
| 473 | BOAT DK FLT COV | 4 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| 414 | FOUNTAIN OUTDOOR | 1 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% | $20,797.44 | $20,797.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,191.66 | $7,191.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,258.33 | $2,258.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,978.52 | $1,978.52 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,913.46 | $1,913.46 | Paid |
| VVO Village of Volente | 0.0864% | 0.0700% | 0.0723% | 0.0791% | 0.0778% | -0.0013% | $1,488.67 | $1,488.67 | Paid |
| Combined Rate | 2.0974% | 1.9602% | 1.7849% | 1.8197% | 1.8620% | +0.0423% | $35,628.08 | $35,628.08 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,006,171 | $1,913,464 | +4.8% |
| Assessed Value | $2,006,171 | $1,913,464 | +4.8% |
| Land Value | $1,350,758 | $1,350,758 | +0.0% |
| Improvement Value | $655,413 | $562,706 | +16.5% |
| Taxable Value | $2,006,171 | $1,913,464 | +4.8% |
| Total Tax 2026 = estimate |
~$37,354
Estimated
|
~$35,628
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,011,485 | $2,006,171 | -5,314 (-0.3%) |
| Taxable Value | $2,011,485 | $2,006,171 | -5,314 (-0.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,006,171 | $1,350,758 | $655,413 | — | $2,006,171 | $2,006,171 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,913,464 | $1,350,758 | $562,706 | — | $1,913,464 | $1,913,464 | ~$35,628 | Partial |
| 2024 | $1,867,629 | — | — | −$461,608 | $1,406,021 | $— | $34,820 | Verified |
| 2023 | $1,720,000 | — | — | −$313,979 | $1,406,021 | $— | $33,336 | Verified |
| 2022 | $1,406,021 | — | — | — | $1,406,021 | $— | $33,716 | Verified |
| 2021 | $1,344,061 | — | — | — | $1,406,021 ! | $— | $29,490 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.1% | +5.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -6.2% | -6.2% | ~100% | 1.8200% | Verified |
| 2023 | +8.1% | +8.1% | ~100% | 1.6300% | Verified |
| 2022 | +34.2% | +34.2% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +36.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.8% | +8.6% | +8.2% | +22.3% | 2023 | +2.5% | 2025 |
| Assessment Ratio | 100.0% | 93.6% | — | 104.6% | 2021 | 75.3% | 2024 |
| Effective Tax Rate (2025) | 1.8600% | 1.8600% | — | 1.8600% | 2025 | 1.8600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$35,628 | $33,398 | ~$42,100 | $35,628 | 2025 | $29,490 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,090,117 | ~$2,090,117 | ~1.8031% | ~$37,687 | +9.2% |
| 2027 | ~$2,283,079 | ~$2,283,079 | ~1.7443% | ~$39,823 | +19.3% |
| 2028 | ~$2,493,855 | ~$2,493,855 | ~1.6854% | ~$42,032 | +30.3% |
| 2029 | ~$2,724,091 | ~$2,724,091 | ~1.6266% | ~$44,309 | +42.4% |
| 2030 | ~$2,975,582 | ~$2,975,582 | ~1.5677% | ~$46,648 | +55.5% |
| 2026 | ~$2,051,848 | ~$2,051,848 | ~1.8620% | ~$38,205 | +7.2% |
| 2027 | ~$2,200,240 | ~$2,200,240 | ~1.8620% | ~$40,968 | +15.0% |
| 2028 | ~$2,359,364 | ~$2,359,364 | ~1.8620% | ~$43,931 | +23.3% |
| 2029 | ~$2,529,995 | ~$2,529,995 | ~1.8620% | ~$47,108 | +32.2% |
| 2030 | ~$2,712,967 | ~$2,712,967 | ~1.8620% | ~$50,515 | +41.8% |
| 2026 | ~$2,128,386 | ~$2,104,810 | ~1.7737% | ~$37,333 | +11.2% |
| 2027 | ~$2,367,449 | ~$2,315,291 | ~1.6854% | ~$39,022 | +23.7% |
| 2028 | ~$2,633,364 | ~$2,546,821 | ~1.5971% | ~$40,676 | +37.6% |
| 2029 | ~$2,929,146 | ~$2,801,503 | ~1.5089% | ~$42,271 | +53.1% |
| 2030 | ~$3,258,151 | ~$3,081,653 | ~1.4206% | ~$43,777 | +70.3% |
In 2025, this property's market value of $1,913,464 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +35% 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 | $1,913,464 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,867,629 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,720,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,406,021 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,344,061 | $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.