19901 ALFALFA DR TX 78645
| Owner | DAVIS-TUGGLE INVESTMENTS L L C |
|---|---|
| Parcel ID | 0175770554 |
| Short ID | 178534 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 15,600 SF |
| Land SF | 75,751 SF |
| Acres | 1.739 |
| Year Built | 2009 |
| Legal | 1.739 ACR OF TRT 91 TRAVIS HOLLOW SEC 3 |
| Neighborhood | 63BRV |
| Land | $68,176 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $68,176 |
| Improvement | $386,135 |
|---|---|
| Total Improvement | $386,135 |
| Market | $454,311 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $454,311 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $454,311 |
| Taxable Value | $454,311 |
|---|
Appreciation: Market value has risen +9.4% from $415,369 (2021) to $454,311 (2025), a CAGR of 2.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 1.7107% in 2025 (+0.0504% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,772. Lago Vista ISD is the largest single contributor, at 59.4% 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 15% of market value ($68,176 land vs $386,135 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~17 yrs), and rent roll drive the underwriting.
Submarket Position: At $454,311, 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 +2.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $508,162 by 2030, with an estimated annual tax burden around $7,674. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 21,500 SF | ✗ |
| 1ST | 1st Floor | 15,600 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% | $4,619.89 | $4,619.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,707.51 | $1,707.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $536.19 | $536.19 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $454.31 | $454.31 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $454.16 | $454.16 | Paid |
| Combined Rate | 1.8712% | 1.7799% | 1.6087% | 1.6603% | 1.7107% | +0.0504% | $7,772.06 | $7,772.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $464,155 | $454,311 | +2.2% |
| Assessed Value | $464,155 | $454,311 | +2.2% |
| Land Value | $68,176 | $68,176 | +0.0% |
| Improvement Value | $395,979 | $386,135 | +2.5% |
| Taxable Value | $464,155 | $454,311 | +2.2% |
| Total Tax 2026 = estimate |
~$7,940
Estimated
|
~$7,772
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $464,155 | $464,155 | +0 (+0.0%) |
| Taxable Value | $464,155 | $464,155 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $464,155 | $68,176 | $395,979 | — | $464,155 | $464,155 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $454,311 | $68,176 | $386,135 | — | $454,311 | $454,311 | ~$7,772 | Partial |
| 2024 | $437,749 | — | — | −$369,573 | $68,176 | $— | $7,590 | Verified |
| 2023 | $444,884 | — | — | −$376,708 | $68,176 | $— | $7,042 | Verified |
| 2022 | $405,980 | — | — | −$337,804 | $68,176 | $— | $7,919 | Verified |
| 2021 | $415,369 | — | — | −$347,193 | $68,176 | $— | $7,597 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.2% | +2.2% | ~100% | Not available | Partial |
| 2025 | -0.6% | -0.6% | ~100% | Not available | Partial |
| 2024 | +4.4% | +4.4% | ~100% | 1.6600% | Verified |
| 2023 | -10.7% | -10.7% | ~100% | 1.6100% | Verified |
| 2022 | +20.8% | +20.8% | ~100% | 1.6200% | Verified |
| 2021 | base year | — | ~100% | 1.8300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.2% | +2.3% | +1.8% | +9.6% | 2023 | -2.3% | 2022 |
| Assessment Ratio | 100.0% | 44.0% | — | 100.0% | 2025 | 15.3% | 2023 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,772 | $7,584 | ~$7,723 | $7,919 | 2022 | $7,042 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$464,604 | ~$464,604 | ~1.6706% | ~$7,762 | +2.3% |
| 2027 | ~$475,130 | ~$475,130 | ~1.6305% | ~$7,747 | +4.6% |
| 2028 | ~$485,895 | ~$485,895 | ~1.5904% | ~$7,728 | +7.0% |
| 2029 | ~$496,904 | ~$496,904 | ~1.5503% | ~$7,703 | +9.4% |
| 2030 | ~$508,162 | ~$508,162 | ~1.5102% | ~$7,674 | +11.9% |
| 2026 | ~$455,518 | ~$455,518 | ~1.7107% | ~$7,793 | +0.3% |
| 2027 | ~$456,728 | ~$456,728 | ~1.7107% | ~$7,813 | +0.5% |
| 2028 | ~$457,941 | ~$457,941 | ~1.7107% | ~$7,834 | +0.8% |
| 2029 | ~$459,158 | ~$459,158 | ~1.7107% | ~$7,855 | +1.1% |
| 2030 | ~$460,378 | ~$460,378 | ~1.7107% | ~$7,876 | +1.3% |
| 2026 | ~$473,690 | ~$473,690 | ~1.6506% | ~$7,819 | +4.3% |
| 2027 | ~$493,896 | ~$493,896 | ~1.5904% | ~$7,855 | +8.7% |
| 2028 | ~$514,964 | ~$514,964 | ~1.5302% | ~$7,880 | +13.4% |
| 2029 | ~$536,931 | ~$536,931 | ~1.4701% | ~$7,893 | +18.2% |
| 2030 | ~$559,834 | ~$559,834 | ~1.4099% | ~$7,893 | +23.2% |
In 2025, this property's market value of $454,311 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -68% 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 | $454,311 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $437,749 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $444,884 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $405,980 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $415,369 | $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.