LIME CREEK RD TX 78641
| Owner | AC SANDY CREEK YACHT CLUB MARINA LLC |
|---|---|
| Parcel ID | 0176530401 |
| Short ID | 523676 |
| Type | Real |
| Use Code | 10 Manufactured Commercial Bldg |
| Valuation | Cost |
| Improvement SF | 540 SF |
| Land SF | 66,211 SF |
| Acres | 1.520 |
| Year Built | 2001 |
| Legal | LOT 14 LAKE TRAVIS SUBD NO 7 |
| Neighborhood | 95TRAV_N |
| Land | $440,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $440,000 |
| Improvement | $16,632 |
|---|---|
| Total Improvement | $16,632 |
| Market | $456,632 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $456,632 |
| Value Limitation Adjustment (−) (homestead cap) | −$182,304 |
| Net Appraised (assessed) | $274,328 |
| Taxable Value | $274,328 |
|---|
Appreciation: Market value has risen +31.7% from $346,721 (2021) to $456,632 (2025), a CAGR of 7.1% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2024→2025), 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 1.8620% in 2025 (+0.0423% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,108. Leander ISD is the largest single contributor, at 58.4% of the total 2025 levy.
Assessment Gap: Assessed value ($274,328) is $182,304 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 96% of market value ($440,000 land vs $16,632 improvements), about $7/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $456,632, 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 +7.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $644,242 by 2030, with an estimated annual tax burden around $6,926. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 1,500 SF | ✗ |
| 1ST | 1st Floor | 540 SF | ✓ |
| 511 | DECK | 65 SF | ✗ |
Market value changed by 100% in 2025, 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% | $2,484.73 | $2,484.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $859.21 | $859.21 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $269.81 | $269.81 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $236.38 | $236.38 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $228.61 | $228.61 | Paid |
| VVO Village of Volente | 0.0864% | 0.0700% | 0.0723% | 0.0791% | 0.0778% | -0.0013% | $177.86 | $177.86 | Paid |
| Combined Rate | 2.0974% | 1.9602% | 1.7849% | 1.8197% | 1.8620% | +0.0423% | $4,256.60 | $4,256.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $228,607 | $456,632 | -49.9% |
| Assessed Value | $228,607 | $274,328 | -16.7% |
| Land Value | $440,000 | $440,000 | +0.0% |
| Improvement Value | — | $16,632 | — |
| Taxable Value | $228,607 | $274,328 | -16.7% |
| Total Tax 2026 = estimate |
~$4,257
Estimated
|
~$4,257
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $456,632 | $228,607 | -228,025 (-49.9%) |
| Taxable Value | $274,328 | $228,607 | -45,721 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $228,607 | $440,000 | — | — | $228,607 | $228,607 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $456,632 | $440,000 | $16,632 | −$182,304 | $274,328 | $274,328 | ~$4,257 | Partial |
| 2024 | $211,975 | — | — | — | $228,607 ! | $— | $4,160 | Verified |
| 2023 | $200,000 | — | — | — | $331,056 ! | $— | $3,784 | Verified |
| 2022 | $266,600 | — | — | −$66,600 | $200,000 | $— | $3,920 | Verified |
| 2021 | $346,721 | — | — | −$92,199 | $254,522 | $— | $5,592 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | 60.1% | Not available | Partial |
| 2025 | +99.7% ! | +20.0% | 60.1% | Not available | Partial |
| 2024 | -34.2% | -34.2% | ~100% | 1.8200% | Verified |
| 2023 | +0.3% | +0.3% | ~100% | 1.0900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.1300% | Verified |
| 2021 | base year | — | ~100% | 1.6100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +31.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -49.9% | +4.7% | +28.5% | +115.4% | 2025 | -49.9% | 2026 |
| Assessment Ratio | 100.0% | 97.0% | — | 165.5% | 2023 | 60.1% | 2025 |
| Effective Tax Rate (2025) | 0.9300% | 0.9300% | — | 0.9300% | 2025 | 0.9300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,257 | $4,342 | ~$6,169 | $5,592 | 2021 | $3,784 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$489,173 | ~$301,761 | ~1.8031% | ~$5,441 | +7.1% |
| 2027 | ~$524,034 | ~$331,937 | ~1.7443% | ~$5,790 | +14.8% |
| 2028 | ~$561,379 | ~$365,131 | ~1.6854% | ~$6,154 | +22.9% |
| 2029 | ~$601,385 | ~$401,644 | ~1.6266% | ~$6,533 | +31.7% |
| 2030 | ~$644,242 | ~$441,808 | ~1.5677% | ~$6,926 | +41.1% |
| 2026 | ~$480,041 | ~$301,761 | ~1.8620% | ~$5,619 | +5.1% |
| 2027 | ~$504,650 | ~$331,937 | ~1.8620% | ~$6,181 | +10.5% |
| 2028 | ~$530,520 | ~$365,131 | ~1.8620% | ~$6,799 | +16.2% |
| 2029 | ~$557,717 | ~$401,644 | ~1.8620% | ~$7,478 | +22.1% |
| 2030 | ~$586,308 | ~$441,808 | ~1.8620% | ~$8,226 | +28.4% |
| 2026 | ~$498,306 | ~$301,761 | ~1.7737% | ~$5,352 | +9.1% |
| 2027 | ~$543,784 | ~$331,937 | ~1.6854% | ~$5,594 | +19.1% |
| 2028 | ~$593,411 | ~$365,131 | ~1.5971% | ~$5,832 | +30.0% |
| 2029 | ~$647,569 | ~$401,644 | ~1.5089% | ~$6,060 | +41.8% |
| 2030 | ~$706,668 | ~$441,808 | ~1.4206% | ~$6,276 | +54.8% |
In 2025, this property's market value of $456,632 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 | $456,632 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $211,975 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $200,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $266,600 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $346,721 | $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.