20602 F M RD 1431 TX 78645
| Owner | LAGO SHAYAN INC |
|---|---|
| Parcel ID | 0180760701 |
| Short ID | 180304 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 11,404 SF |
| Land SF | 39,866 SF |
| Acres | 0.915 |
| Year Built | 1983 |
| Legal | ABS 245 SUR 97 D & W R R CO ACR .9152 |
| Neighborhood | 30FNW |
| Land | $199,331 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $199,331 |
| Improvement | $678,669 |
|---|---|
| Total Improvement | $678,669 |
| Market | $878,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $878,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $878,000 |
| Taxable Value | $878,000 |
|---|
Appreciation: Market value has fallen -11.8% from $996,000 (2021) to $878,000 (2025), a CAGR of -3.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 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 $18,708. Lago Vista ISD is the largest single contributor, at 47.7% 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 23% of market value ($199,331 land vs $678,669 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~43 yrs), and rent roll drive the underwriting.
Submarket Position: At $878,000, 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 -3.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $749,961 by 2030, with an estimated annual tax burden around $12,723. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 19,835 SF | ✗ |
| 1ST | 1st Floor | 11,404 SF | ✓ |
| 501 | CANOPY | 1,600 SF | ✗ |
| 611 | TERRACE | 1,120 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% | $8,928.38 | $8,928.38 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $3,687.60 | $3,687.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,299.92 | $3,299.92 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,036.24 | $1,036.24 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $878.00 | $878.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $877.71 | $877.71 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $18,707.85 | $18,707.85 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $918,037 | $878,000 | +4.6% |
| Assessed Value | $918,037 | $878,000 | +4.6% |
| Land Value | $199,331 | $199,331 | +0.0% |
| Improvement Value | $718,706 | $678,669 | +5.9% |
| Taxable Value | $918,037 | $878,000 | +4.6% |
| Total Tax 2026 = estimate |
~$19,561
Estimated
|
~$18,708
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $918,037 | $918,037 | +0 (+0.0%) |
| Taxable Value | $918,037 | $918,037 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $918,037 | $199,331 | $718,706 | — | $918,037 | $918,037 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $878,000 | $199,331 | $678,669 | — | $878,000 | $878,000 | ~$18,708 | Partial |
| 2024 | $920,000 | — | — | −$720,669 | $199,331 | $— | $23,001 | Verified |
| 2023 | $867,000 | — | — | −$667,669 | $199,331 | $— | $18,608 | Verified |
| 2022 | $861,000 | — | — | −$669,643 | $191,357 | $— | $19,145 | Verified |
| 2021 | $996,000 | — | — | −$804,643 | $191,357 | $— | $21,337 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.6% | +4.6% | ~100% | Not available | Partial |
| 2025 | -26.7% | -20.5% | ~100% | Not available | Partial |
| 2024 | +30.2% | +20.0% | 92.2% | 1.9200% | Verified |
| 2023 | -15.6% | -15.6% | ~100% | 2.0200% | Verified |
| 2022 | +26.6% | +26.6% | ~100% | 1.7600% | Verified |
| 2021 | base year | — | ~100% | 2.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +2.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.6% | -1.4% | -3.9% | +6.1% | 2024 | -13.6% | 2022 |
| Assessment Ratio | 100.0% | 47.7% | — | 100.0% | 2025 | 19.2% | 2021 |
| Effective Tax Rate (2025) | 2.1300% | 2.1300% | — | 2.1300% | 2025 | 2.1300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$18,708 | $20,160 | ~$14,997 | $23,001 | 2024 | $18,608 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$850,753 | ~$850,753 | ~2.0439% | ~$17,388 | -3.1% |
| 2027 | ~$824,351 | ~$824,351 | ~1.9570% | ~$16,133 | -6.1% |
| 2028 | ~$798,768 | ~$798,768 | ~1.8702% | ~$14,938 | -9.0% |
| 2029 | ~$773,980 | ~$773,980 | ~1.7833% | ~$13,802 | -11.8% |
| 2030 | ~$749,961 | ~$749,961 | ~1.6964% | ~$12,723 | -14.6% |
| 2026 | ~$834,100 | ~$834,100 | ~2.1307% | ~$17,772 | -5.0% |
| 2027 | ~$792,395 | ~$792,395 | ~2.1307% | ~$16,884 | -9.8% |
| 2028 | ~$752,775 | ~$752,775 | ~2.1307% | ~$16,040 | -14.3% |
| 2029 | ~$715,136 | ~$715,136 | ~2.1307% | ~$15,238 | -18.5% |
| 2030 | ~$679,380 | ~$679,380 | ~2.1307% | ~$14,476 | -22.6% |
| 2026 | ~$868,313 | ~$868,313 | ~2.0004% | ~$17,370 | -1.1% |
| 2027 | ~$858,732 | ~$858,732 | ~1.8702% | ~$16,060 | -2.2% |
| 2028 | ~$849,257 | ~$849,257 | ~1.7399% | ~$14,776 | -3.3% |
| 2029 | ~$839,887 | ~$839,887 | ~1.6096% | ~$13,519 | -4.3% |
| 2030 | ~$830,620 | ~$830,620 | ~1.4793% | ~$12,287 | -5.4% |
In 2025, this property's market value of $878,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -38% 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 | $878,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $920,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $867,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $861,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $996,000 | $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.