20303 ALFALFA DR TX 78645
| Owner | MCCANN JAMES H |
|---|---|
| Parcel ID | 0175770559 |
| Short ID | 367850 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 5,290 SF |
| Land SF | 28,227 SF |
| Acres | 0.648 |
| Year Built | 1995 |
| Legal | .648AC OF TRT 97 TRAVIS HOLLOW SEC 3 |
| Neighborhood | 61NWE |
| Land | $28,227 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $28,227 |
| Improvement | $241,013 |
|---|---|
| Total Improvement | $241,013 |
| Market | $269,240 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $269,240 |
| Value Limitation Adjustment (−) (homestead cap) | −$24,116 |
| Net Appraised (assessed) | $245,124 |
| Taxable Value | $245,124 |
|---|
Appreciation: Market value has risen +49.1% from $180,594 (2021) to $269,240 (2025), a CAGR of 10.5% 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 $5,223. Lago Vista ISD is the largest single contributor, at 47.7% of the total 2025 levy.
Assessment Gap: Assessed value ($245,124) is $24,116 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 10% of market value ($28,227 land vs $241,013 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~31 yrs), and rent roll drive the underwriting.
Submarket Position: At $269,240, 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 +10.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $443,542 by 2030, with an estimated annual tax burden around $6,697. 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 | 5,290 SF | ✓ |
| 881 | COMMCL FINISHOUT | 765 SF | ✓ |
| 511 | DECK | 288 SF | ✗ |
| 501 | CANOPY | 10 SF | ✗ |
| 531 | OBS FENCE | 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% | $2,492.67 | $2,492.67 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $1,029.52 | $1,029.52 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $921.29 | $921.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $289.30 | $289.30 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $245.12 | $245.12 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $245.04 | $245.04 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $5,222.94 | $5,222.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $463,823 | $269,240 | +72.3% |
| Assessed Value | $294,149 | $245,124 | +20.0% |
| Land Value | $28,227 | $28,227 | +0.0% |
| Improvement Value | $435,596 | $241,013 | +80.7% |
| Taxable Value | $294,149 | $245,124 | +20.0% |
| HS Cap Loss | -$169,674 | — | |
| Total Tax 2026 = estimate |
~$6,268
Estimated
|
~$5,223
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $463,823 | $463,823 | +0 (+0.0%) |
| Taxable Value | $294,149 | $294,149 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $463,823 | $28,227 | $435,596 | −$169,674 | $294,149 | $294,149 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $269,240 | $28,227 | $241,013 | −$24,116 | $245,124 | $245,124 | ~$5,223 | Partial |
| 2024 | $248,668 | — | — | −$220,441 | $28,227 | $— | $4,256 | Verified |
| 2023 | $182,769 | — | — | −$154,542 | $28,227 | $— | $5,030 | Verified |
| 2022 | $177,157 | — | — | −$148,930 | $28,227 | $— | $4,036 | Verified |
| 2021 | $180,594 | — | — | −$152,367 | $28,227 | $— | $4,390 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +72.3% | +20.0% | 63.4% | Not available | Partial |
| 2025 | +31.8% | +20.0% | 91.0% | Not available | Partial |
| 2024 | -17.9% | -17.9% | ~100% | 2.0800% | Verified |
| 2023 | +36.1% | +36.1% | ~100% | 2.0200% | Verified |
| 2022 | +3.2% | +3.2% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.4300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +52.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +72.3% | +23.6% | +1.2% | +72.3% | 2026 | -1.9% | 2022 |
| Assessment Ratio | 63.4% | 35.4% | — | 91.0% | 2025 | 11.4% | 2024 |
| Effective Tax Rate (2025) | 1.9400% | 1.9400% | — | 1.9400% | 2025 | 1.9400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,223 | $4,587 | ~$6,103 | $5,223 | 2025 | $4,036 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$297,508 | ~$269,636 | ~2.0439% | ~$5,511 | +10.5% |
| 2027 | ~$328,744 | ~$296,600 | ~1.9570% | ~$5,805 | +22.1% |
| 2028 | ~$363,259 | ~$326,260 | ~1.8702% | ~$6,102 | +34.9% |
| 2029 | ~$401,399 | ~$358,886 | ~1.7833% | ~$6,400 | +49.1% |
| 2030 | ~$443,542 | ~$394,775 | ~1.6964% | ~$6,697 | +64.7% |
| 2026 | ~$292,123 | ~$269,636 | ~2.1307% | ~$5,745 | +8.5% |
| 2027 | ~$316,951 | ~$296,600 | ~2.1307% | ~$6,320 | +17.7% |
| 2028 | ~$343,890 | ~$326,260 | ~2.1307% | ~$6,952 | +27.7% |
| 2029 | ~$373,117 | ~$358,886 | ~2.1307% | ~$7,647 | +38.6% |
| 2030 | ~$404,829 | ~$394,775 | ~2.1307% | ~$8,412 | +50.4% |
| 2026 | ~$302,893 | ~$269,636 | ~2.0004% | ~$5,394 | +12.5% |
| 2027 | ~$340,752 | ~$296,600 | ~1.8702% | ~$5,547 | +26.6% |
| 2028 | ~$383,343 | ~$326,260 | ~1.7399% | ~$5,676 | +42.4% |
| 2029 | ~$431,258 | ~$358,886 | ~1.6096% | ~$5,777 | +60.2% |
| 2030 | ~$485,162 | ~$394,775 | ~1.4793% | ~$5,840 | +80.2% |
In 2025, this property's market value of $269,240 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -81% 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 | $269,240 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $248,668 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $182,769 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $177,157 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $180,594 | $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.