8712 LIME CREEK RD TX 78641
| Owner | AC SANDY CREEK YACHT CLUB MARINA LLC |
|---|---|
| Parcel ID | 0176550126 |
| Short ID | 441163 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 673 SF |
| Land SF | 108,029 SF |
| Acres | 2.480 |
| Year Built | 2001 |
| Legal | LOT 11-13 LAKE TRAVIS SUBD NO 7 |
| Neighborhood | 95TRAV_N |
| Land | $672,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $672,000 |
| Improvement | $176,051 |
|---|---|
| Total Improvement | $176,051 |
| Market | $848,051 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $848,051 |
| Value Limitation Adjustment (−) (homestead cap) | −$161,517 |
| Net Appraised (assessed) | $686,534 |
| Taxable Value | $686,534 |
|---|
Appreciation: Market value has risen +106.1% from $411,491 (2021) to $848,051 (2025), a CAGR of 19.8% over 4 years. This is strong appreciation — well above typical inflation. 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 $12,783. Leander ISD is the largest single contributor, at 58.4% of the total 2025 levy.
Assessment Gap: Assessed value ($686,534) is $161,517 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 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 79% of market value ($672,000 land vs $176,051 improvements), about $6/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 $848,051, 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 +19.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,094,108 by 2030, with an estimated annual tax burden around $17,334. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 25,000 SF | ✗ |
| 611 | TERRACE | 992 SF | ✗ |
| 501 | CANOPY | 992 SF | ✗ |
| 1ST | 1st Floor | 673 SF | ✓ |
| 435 | FENCE IRON LF | 130 SF | ✗ |
| 482 | LIGHT POLES | 2 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $7,461.94 | $7,461.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,580.30 | $2,580.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $810.27 | $810.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $709.88 | $709.88 | Paid |
| E14 Travis County ESD # 14 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $686.53 | $686.53 | Paid |
| VVO Village of Volente | 0.0864% | 0.0700% | 0.0723% | 0.0791% | 0.0778% | -0.0013% | $534.12 | $534.12 | Paid |
| Combined Rate | 2.0974% | 1.9602% | 1.7849% | 1.8197% | 1.8620% | +0.0423% | $12,783.04 | $12,783.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $780,851 | $848,051 | -7.9% |
| Assessed Value | $780,851 | $686,534 | +13.7% |
| Land Value | $672,000 | $672,000 | +0.0% |
| Improvement Value | $108,851 | $176,051 | -38.2% |
| Taxable Value | $780,851 | $686,534 | +13.7% |
| Total Tax 2026 = estimate |
~$14,539
Estimated
|
~$12,783
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $855,912 | $780,851 | -75,061 (-8.8%) |
| Taxable Value | $823,841 | $780,851 | -42,990 (-5.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $780,851 | $672,000 | $108,851 | — | $780,851 | $780,851 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $848,051 | $672,000 | $176,051 | −$161,517 | $686,534 | $686,534 | ~$12,783 | Partial |
| 2024 | $572,112 | — | — | — | — | $— | $10,411 | Verified |
| 2023 | $541,100 | — | — | — | — | $— | $10,212 | Verified |
| 2022 | $541,100 | — | — | — | — | $— | $10,607 | Verified |
| 2021 | $411,491 | — | — | — | $540,144 ! | $— | $11,349 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.9% | +20.0% | 96.2% | Not available | Partial |
| 2025 | +48.2% | +20.0% | 81.0% | Not available | Partial |
| 2024 | -20.7% | -20.7% | ~100% | 1.8200% | Verified |
| 2023 | +5.7% | +5.7% | ~100% | 1.4200% | Verified |
| 2022 | +0.2% | +0.2% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 2.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -7.9% | +15.5% | +21.9% | +48.2% | 2025 | -7.9% | 2026 |
| Assessment Ratio | 100.0% | 104.1% | — | 131.3% | 2021 | 81.0% | 2025 |
| Effective Tax Rate (2025) | 1.5100% | 1.5100% | — | 1.5100% | 2025 | 1.5100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,783 | $11,072 | ~$15,438 | $12,783 | 2025 | $10,212 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,016,102 | ~$755,187 | ~1.8031% | ~$13,617 | +19.8% |
| 2027 | ~$1,217,455 | ~$830,706 | ~1.7443% | ~$14,490 | +43.6% |
| 2028 | ~$1,458,707 | ~$913,777 | ~1.6854% | ~$15,401 | +72.0% |
| 2029 | ~$1,747,767 | ~$1,005,154 | ~1.6266% | ~$16,349 | +106.1% |
| 2030 | ~$2,094,108 | ~$1,105,670 | ~1.5677% | ~$17,334 | +146.9% |
| 2026 | ~$999,141 | ~$755,187 | ~1.8620% | ~$14,061 | +17.8% |
| 2027 | ~$1,177,150 | ~$830,706 | ~1.8620% | ~$15,467 | +38.8% |
| 2028 | ~$1,386,873 | ~$913,777 | ~1.8620% | ~$17,014 | +63.5% |
| 2029 | ~$1,633,960 | ~$1,005,154 | ~1.8620% | ~$18,716 | +92.7% |
| 2030 | ~$1,925,069 | ~$1,105,670 | ~1.8620% | ~$20,587 | +127.0% |
| 2026 | ~$1,033,063 | ~$755,187 | ~1.7737% | ~$13,395 | +21.8% |
| 2027 | ~$1,258,438 | ~$830,706 | ~1.6854% | ~$14,001 | +48.4% |
| 2028 | ~$1,532,981 | ~$913,777 | ~1.5971% | ~$14,594 | +80.8% |
| 2029 | ~$1,867,418 | ~$1,005,154 | ~1.5089% | ~$15,166 | +120.2% |
| 2030 | ~$2,274,817 | ~$1,105,670 | ~1.4206% | ~$15,707 | +168.2% |
In 2025, this property's market value of $848,051 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -40% 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 | $848,051 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $572,112 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $541,100 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $541,100 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $411,491 | $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.