3205 TWIN CREEKS CLUB DR TX 78613
| Owner | CF TWIN CREEKS ARCIS LLC |
|---|---|
| Parcel ID | 0176341301 |
| Short ID | 830799 |
| Type | Real |
| Use Code | 92 Country Club |
| Valuation | Income |
| Improvement SF | 24,522 SF |
| Land SF | 138,477 SF |
| Acres | 3.179 |
| Year Built | 2008 |
| Legal | LOT 10B TWIN CREEKS COUNTRY CLUB SEC 11 RESUB OF LOT 10 BLK S |
| Neighborhood | 92FNW |
| Land | $31,790 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $31,790 |
| Improvement | $2,531,840 |
|---|---|
| Total Improvement | $2,531,840 |
| Market | $2,563,630 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,563,630 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,563,630 |
| Taxable Value | $2,563,630 |
|---|
Appreciation: Market value has risen +93.5% from $1,324,674 (2021) to $2,563,630 (2025), a CAGR of 17.9% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0442% in 2025 (+0.0406% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $52,405. Leander ISD is the largest single contributor, at 53.2% 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 1% of market value ($31,790 land vs $2,531,840 improvements), about $0/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,563,630, 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 +17.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,851,784 by 2030, with an estimated annual tax burden around $68,977. 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.
17 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 35,000 SF | ✗ |
| 491 | SPRINKLER HEADS | 16,267 SF | ✗ |
| 412 | TENNIS COURT | 13,200 SF | ✗ |
| 1ST | 1st Floor | 12,445 SF | ✓ |
| FBSMT | Finished Basement | 12,077 SF | ✓ |
| 611 | TERRACE | 11,788 SF | ✗ |
| 601 | POOL COMM'L | 8,600 SF | ✗ |
| 501 | CANOPY | 7,161 SF | ✗ |
| UBSMT | Unfinished Basement | 4,192 SF | ✓ |
| 327 | STORAGE COMM'L | 1,302 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 1,038 SF | ✗ |
| 435 | FENCE IRON LF | 600 SF | ✗ |
| 541 | FENCE COMM LF | 460 SF | ✗ |
| 482 | LIGHT POLES | 43 SF | ✓ |
| 521 | FIREPLACE | 3 SF | ✓ |
| 276 | ELEVATOR COM PAS | 2 SF | ✓ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
Market value changed by 125% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $27,864.09 | $27,864.09 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,635.28 | $9,635.28 | Paid |
| CCP City of Cedar Park | 0.4320% | 0.3900% | 0.3700% | 0.3630% | 0.3600% | -0.0030% | $9,229.07 | $9,229.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,025.67 | $3,025.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,650.79 | $2,650.79 | Paid |
| Combined Rate | 2.3430% | 2.1802% | 1.9826% | 2.0036% | 2.0442% | +0.0406% | $52,404.90 | $52,404.90 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,001,191 | $2,563,630 | +17.1% |
| Assessed Value | $3,001,191 | $2,563,630 | +17.1% |
| Land Value | $31,790 | $31,790 | +0.0% |
| Improvement Value | $2,969,401 | $2,531,840 | +17.3% |
| Taxable Value | $3,001,191 | $2,563,630 | +17.1% |
| Total Tax 2026 = estimate |
~$61,349
Estimated
|
~$52,405
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,159,148 | $3,001,191 | -157,957 (-5.0%) |
| Taxable Value | $3,076,356 | $3,001,191 | -75,165 (-2.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,001,191 | $31,790 | $2,969,401 | — | $3,001,191 | $3,001,191 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,563,630 | $31,790 | $2,531,840 | — | $2,563,630 | $2,563,630 | ~$52,405 | Partial |
| 2024 | $3,202,248 | — | — | — | — | $— | $61,387 | Verified |
| 2023 | $2,923,484 | — | — | — | — | $— | $62,097 | Verified |
| 2022 | $1,300,891 | — | — | — | — | $— | $59,903 | Verified |
| 2021 | $1,324,674 | — | — | −$1,300,831 | $23,843 | $— | $30,480 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +23.2% | +20.0% | 97.4% | Not available | Partial |
| 2025 | -16.3% | -16.3% | ~100% | Not available | Partial |
| 2024 | -4.3% | -4.3% | ~100% | 2.0000% | Verified |
| 2023 | +9.5% | +9.5% | ~100% | 1.9400% | Verified |
| 2022 | +124.7% ! | +124.7% | ~100% | 2.0500% | Verified |
| 2021 | base year | — | ~100% | 2.3000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +97.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +17.1% | +25.9% | +14.5% | +124.7% | 2023 | -19.9% | 2025 |
| Assessment Ratio | 100.0% | 67.3% | — | 100.0% | 2025 | 1.8% | 2021 |
| Effective Tax Rate (2025) | 2.0400% | 2.0400% | — | 2.0400% | 2025 | 2.0400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$52,405 | $53,254 | ~$62,181 | $62,097 | 2023 | $30,480 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,023,722 | ~$2,819,993 | ~1.9695% | ~$55,539 | +17.9% |
| 2027 | ~$3,566,387 | ~$3,101,992 | ~1.8948% | ~$58,775 | +39.1% |
| 2028 | ~$4,206,444 | ~$3,412,192 | ~1.8201% | ~$62,104 | +64.1% |
| 2029 | ~$4,961,371 | ~$3,753,411 | ~1.7454% | ~$65,510 | +93.5% |
| 2030 | ~$5,851,784 | ~$4,128,752 | ~1.6707% | ~$68,977 | +128.3% |
| 2026 | ~$2,972,450 | ~$2,819,993 | ~2.0442% | ~$57,645 | +15.9% |
| 2027 | ~$3,446,464 | ~$3,101,992 | ~2.0442% | ~$63,410 | +34.4% |
| 2028 | ~$3,996,069 | ~$3,412,192 | ~2.0442% | ~$69,751 | +55.9% |
| 2029 | ~$4,633,318 | ~$3,753,411 | ~2.0442% | ~$76,726 | +80.7% |
| 2030 | ~$5,372,189 | ~$4,128,752 | ~2.0442% | ~$84,399 | +109.6% |
| 2026 | ~$3,074,995 | ~$2,819,993 | ~1.9321% | ~$54,485 | +19.9% |
| 2027 | ~$3,688,362 | ~$3,101,992 | ~1.8201% | ~$56,458 | +43.9% |
| 2028 | ~$4,424,076 | ~$3,412,192 | ~1.7080% | ~$58,280 | +72.6% |
| 2029 | ~$5,306,543 | ~$3,753,411 | ~1.5960% | ~$59,903 | +107.0% |
| 2030 | ~$6,365,034 | ~$4,128,752 | ~1.4839% | ~$61,266 | +148.3% |
In 2025, this property's market value of $2,563,630 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +81% 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 | $2,563,630 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,202,248 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,923,484 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,300,891 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,324,674 | $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.