6202 CIVIC DR TX 78645
| Owner | MCNEW GLENN H JR & DIANE |
|---|---|
| Parcel ID | 0174760306 |
| Short ID | 177617 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 3,744 SF |
| Land SF | 13,067 SF |
| Acres | 0.300 |
| Year Built | 2008 |
| Legal | LOT 1986 LAGO VISTA CIVIC CENTER ADDN |
| Neighborhood | 61NWE |
| Land | $65,333 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $65,333 |
| Improvement | $519,583 |
|---|---|
| Total Improvement | $519,583 |
| Market | $584,916 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $584,916 |
| Value Limitation Adjustment (−) (homestead cap) | −$44,645 |
| Net Appraised (assessed) | $540,271 |
| Taxable Value | $540,271 |
|---|
Appreciation: Market value has risen +58.0% from $370,108 (2021) to $584,916 (2025), a CAGR of 12.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2025→2026), 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 6 taxing entities is 2.1307% in 2025 (+0.0473% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,512. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($540,271) is $44,645 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 11% of market value ($65,333 land vs $519,583 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $584,916, 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 +12.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,036,453 by 2030, with an estimated annual tax burden around $14,761. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,744 SF | ✓ |
| 881 | COMMCL FINISHOUT | 3,042 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $5,494.02 | $5,494.02 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $2,269.14 | $2,269.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,030.58 | $2,030.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $637.64 | $637.64 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $540.27 | $540.27 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $540.09 | $540.09 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $11,511.74 | $11,511.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $985,705 | $584,916 | +68.5% |
| Assessed Value | $648,325 | $540,271 | +20.0% |
| Land Value | $65,333 | $65,333 | +0.0% |
| Improvement Value | $920,372 | $519,583 | +77.1% |
| Taxable Value | $648,325 | $540,271 | +20.0% |
| HS Cap Loss | -$337,380 | — | |
| Total Tax 2026 = estimate |
~$13,814
Estimated
|
~$11,512
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $985,705 | $985,705 | +0 (+0.0%) |
| Taxable Value | $648,325 | $648,325 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $985,705 | $65,333 | $920,372 | −$337,380 | $648,325 | $648,325 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $584,916 | $65,333 | $519,583 | −$44,645 | $540,271 | $540,271 | ~$11,512 | Partial |
| 2024 | $499,762 | — | — | −$434,429 | $65,333 | $— | $9,380 | Verified |
| 2023 | $348,462 | — | — | −$283,129 | $65,333 | $— | $10,108 | Verified |
| 2022 | $355,937 | — | — | −$336,337 | $19,600 | $— | $7,695 | Verified |
| 2021 | $370,108 | — | — | −$350,508 | $19,600 | $— | $8,821 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +68.5% | +20.0% | 65.8% | Not available | Partial |
| 2025 | +29.9% | +20.0% | 92.4% | Not available | Partial |
| 2024 | -15.4% | -15.4% | ~100% | 2.0800% | Verified |
| 2023 | +52.7% | +52.7% | ~100% | 1.9000% | Verified |
| 2022 | -2.1% | -2.1% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.3800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +64.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +68.5% | +24.6% | +3.0% | +68.5% | 2026 | -3.8% | 2022 |
| Assessment Ratio | 65.8% | 33.5% | — | 92.4% | 2025 | 5.3% | 2021 |
| Effective Tax Rate (2025) | 1.9700% | 1.9700% | — | 1.9700% | 2025 | 1.9700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$11,512 | $9,503 | ~$13,451 | $11,512 | 2025 | $7,695 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$655,820 | ~$594,298 | ~2.0439% | ~$12,147 | +12.1% |
| 2027 | ~$735,319 | ~$653,728 | ~1.9570% | ~$12,794 | +25.7% |
| 2028 | ~$824,456 | ~$719,101 | ~1.8702% | ~$13,448 | +41.0% |
| 2029 | ~$924,397 | ~$791,011 | ~1.7833% | ~$14,106 | +58.0% |
| 2030 | ~$1,036,453 | ~$870,112 | ~1.6964% | ~$14,761 | +77.2% |
| 2026 | ~$644,122 | ~$594,298 | ~2.1307% | ~$12,663 | +10.1% |
| 2027 | ~$709,321 | ~$653,728 | ~2.1307% | ~$13,929 | +21.3% |
| 2028 | ~$781,119 | ~$719,101 | ~2.1307% | ~$15,322 | +33.5% |
| 2029 | ~$860,184 | ~$791,011 | ~2.1307% | ~$16,854 | +47.1% |
| 2030 | ~$947,253 | ~$870,112 | ~2.1307% | ~$18,540 | +61.9% |
| 2026 | ~$667,518 | ~$594,298 | ~2.0004% | ~$11,889 | +14.1% |
| 2027 | ~$761,786 | ~$653,728 | ~1.8702% | ~$12,226 | +30.2% |
| 2028 | ~$869,366 | ~$719,101 | ~1.7399% | ~$12,511 | +48.6% |
| 2029 | ~$992,139 | ~$791,011 | ~1.6096% | ~$12,732 | +69.6% |
| 2030 | ~$1,132,250 | ~$870,112 | ~1.4793% | ~$12,871 | +93.6% |
In 2025, this property's market value of $584,916 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -59% 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 | $584,916 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $499,762 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $348,462 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $355,937 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $370,108 | $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.