20305 ALFALFA DR TX 78645
| Owner | SHIVE FAMILY REVOCABLE TRUST |
|---|---|
| Parcel ID | 0175770558 |
| Short ID | 178538 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 34,698 SF |
| Land SF | 145,752 SF |
| Acres | 3.346 |
| Year Built | 1985 |
| Legal | 1.99AC OF TRT 96 & 1.352AC OF TRT 97 TRAVIS HOLLOW SEC 3 |
| Neighborhood | 63BRV |
| Land | $437,255 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $437,255 |
| Improvement | $423,930 |
|---|---|
| Total Improvement | $423,930 |
| Market | $861,185 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $861,185 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $861,185 |
| Taxable Value | $861,185 |
|---|
Appreciation: Market value has risen +23.4% from $697,957 (2021) to $861,185 (2025), a CAGR of 5.4% over 4 years. This represents moderate, steady growth. 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 lagged 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 $18,350. Lago Vista ISD is the largest single contributor, at 55.2% 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 51% of market value ($437,255 land vs $423,930 improvements), about $3/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $861,185, this parcel sits in the lower-middle (25th–50th 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 +5.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,119,905 by 2030, with an estimated annual tax burden around $18,998. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 34,698 SF | ✓ |
| 551 | PAVED AREA | 9,060 SF | ✗ |
| 541 | FENCE COMM LF | 162 SF | ✗ |
| SO | Sketch Only | 8 SF | ✗ |
| 482 | LIGHT POLES | 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $8,757.39 | $8,757.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,236.72 | $3,236.72 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $1,138.06 | $1,138.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,016.40 | $1,016.40 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $861.19 | $861.19 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $860.90 | $860.90 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $15,870.66 | $15,870.66 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $861,185 | $861,185 | +0.0% |
| Assessed Value | $861,185 | $861,185 | +0.0% |
| Land Value | $437,255 | $437,255 | +0.0% |
| Improvement Value | $423,930 | $423,930 | +0.0% |
| Taxable Value | $861,185 | $861,185 | +0.0% |
| Total Tax 2026 = estimate |
~$18,350
Estimated
|
~$15,871
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $879,309 | $861,185 | -18,124 (-2.1%) |
| Taxable Value | $879,309 | $861,185 | -18,124 (-2.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $861,185 | $437,255 | $423,930 | — | $861,185 | $861,185 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $861,185 | $437,255 | $423,930 | — | $861,185 | $861,185 | ~$15,871 | Partial |
| 2024 | $867,000 | — | — | −$429,745 | $437,255 | $— | $15,785 | Verified |
| 2023 | $833,118 | — | — | −$395,863 | $437,255 | $— | $15,067 | Verified |
| 2022 | $769,065 | — | — | −$623,313 | $145,752 | $— | $15,732 | Verified |
| 2021 | $697,957 | — | — | −$552,205 | $145,752 | $— | $15,584 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.1% | +2.1% | ~100% | Not available | Partial |
| 2025 | -2.2% | -2.2% | ~100% | Not available | Partial |
| 2024 | +1.6% | +1.6% | ~100% | 1.7900% | Verified |
| 2023 | -13.8% | -13.8% | ~100% | 1.7400% | Verified |
| 2022 | +23.0% | +23.0% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +4.4% | +5.4% | +10.2% | 2022 | -0.7% | 2025 |
| Assessment Ratio | 100.0% | 57.1% | — | 100.0% | 2025 | 19.0% | 2022 |
| Effective Tax Rate (2025) | 1.8400% | 1.8400% | — | 1.8400% | 2025 | 1.8400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,871 | $15,608 | ~$18,815 | $15,871 | 2025 | $15,067 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$907,640 | ~$907,640 | ~2.0439% | ~$18,551 | +5.4% |
| 2027 | ~$956,600 | ~$956,600 | ~1.9570% | ~$18,721 | +11.1% |
| 2028 | ~$1,008,201 | ~$1,008,201 | ~1.8702% | ~$18,855 | +17.1% |
| 2029 | ~$1,062,586 | ~$1,062,586 | ~1.7833% | ~$18,949 | +23.4% |
| 2030 | ~$1,119,905 | ~$1,119,905 | ~1.6964% | ~$18,998 | +30.0% |
| 2026 | ~$890,416 | ~$890,416 | ~2.1307% | ~$18,972 | +3.4% |
| 2027 | ~$920,639 | ~$920,639 | ~2.1307% | ~$19,616 | +6.9% |
| 2028 | ~$951,888 | ~$951,888 | ~2.1307% | ~$20,282 | +10.5% |
| 2029 | ~$984,197 | ~$984,197 | ~2.1307% | ~$20,971 | +14.3% |
| 2030 | ~$1,017,603 | ~$1,017,603 | ~2.1307% | ~$21,682 | +18.2% |
| 2026 | ~$924,863 | ~$924,863 | ~2.0004% | ~$18,501 | +7.4% |
| 2027 | ~$993,250 | ~$993,250 | ~1.8702% | ~$18,575 | +15.3% |
| 2028 | ~$1,066,693 | ~$1,066,693 | ~1.7399% | ~$18,559 | +23.9% |
| 2029 | ~$1,145,568 | ~$1,145,568 | ~1.6096% | ~$18,439 | +33.0% |
| 2030 | ~$1,230,274 | ~$1,230,274 | ~1.4793% | ~$18,199 | +42.9% |
In 2025, this property's market value of $861,185 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -39% 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 | $861,185 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $867,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $833,118 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $769,065 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $697,957 | $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.