20700 F M RD 1431 TX 78645
| Owner | LAGO VISTA ANIMAL CLINIC INC |
|---|---|
| Parcel ID | 0182760562 |
| Short ID | 181455 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 8,557 SF |
| Land SF | 178,779 SF |
| Acres | 4.104 |
| Year Built | 2003 |
| Legal | LOT 1 LAGO VISTA ANIMAL CLINIC |
| Neighborhood | 53FNW |
| Land | $387,503 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $387,503 |
| Improvement | $1,374,859 |
|---|---|
| Total Improvement | $1,374,859 |
| Market | $1,762,362 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,762,362 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,762,362 |
| Taxable Value | $1,762,362 |
|---|
Appreciation: Market value has risen +44.0% from $1,224,183 (2021) to $1,762,362 (2025), a CAGR of 9.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $37,551. 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 22% of market value ($387,503 land vs $1,374,859 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age (~23 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,762,362, 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 +9.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,779,112 by 2030, with an estimated annual tax burden around $47,146. 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 | 5,400 SF | ✓ |
| 2ND | 2nd Floor | 3,157 SF | ✓ |
| 501 | CANOPY | 2,270 SF | ✗ |
| 327 | STORAGE COMM'L | 1,280 SF | ✓ |
| 511 | DECK | 720 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% | $17,921.46 | $17,921.46 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $7,401.92 | $7,401.92 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,623.75 | $6,623.75 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,079.99 | $2,079.99 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,762.36 | $1,762.36 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $1,761.78 | $1,761.78 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $37,551.26 | $37,551.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,016,024 | $1,762,362 | +14.4% |
| Assessed Value | $2,016,024 | $1,762,362 | +14.4% |
| Land Value | $387,503 | $387,503 | +0.0% |
| Improvement Value | $1,628,521 | $1,374,859 | +18.5% |
| Taxable Value | $2,016,024 | $1,762,362 | +14.4% |
| Total Tax 2026 = estimate |
~$42,956
Estimated
|
~$37,551
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,016,024 | $2,016,024 | +0 (+0.0%) |
| Taxable Value | $2,016,024 | $2,016,024 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,016,024 | $387,503 | $1,628,521 | — | $2,016,024 | $2,016,024 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,762,362 | $387,503 | $1,374,859 | — | $1,762,362 | $1,762,362 | ~$37,551 | Partial |
| 2024 | $1,610,994 | — | — | −$1,223,491 | $387,503 | $— | $33,909 | Verified |
| 2023 | $1,168,889 | — | — | −$781,386 | $387,503 | $— | $32,585 | Verified |
| 2022 | $1,178,537 | — | — | −$791,034 | $387,503 | $— | $25,812 | Verified |
| 2021 | $1,224,183 | — | — | −$836,679 | $387,504 | $— | $29,206 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.4% | +14.4% | ~100% | Not available | Partial |
| 2025 | +8.3% | +8.3% | ~100% | Not available | Partial |
| 2024 | +1.0% | +1.0% | ~100% | 2.0800% | Verified |
| 2023 | +37.8% | +37.8% | ~100% | 2.0200% | Verified |
| 2022 | -0.8% | -0.8% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +49.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +14.4% | +11.4% | +6.8% | +37.8% | 2024 | -3.7% | 2022 |
| Assessment Ratio | 100.0% | 53.6% | — | 100.0% | 2025 | 24.1% | 2024 |
| 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 |
$37,551 | $31,813 | ~$43,309 | $37,551 | 2025 | $25,812 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,930,444 | ~$1,930,444 | ~2.0439% | ~$39,456 | +9.5% |
| 2027 | ~$2,114,558 | ~$2,114,558 | ~1.9570% | ~$41,382 | +20.0% |
| 2028 | ~$2,316,230 | ~$2,316,230 | ~1.8702% | ~$43,317 | +31.4% |
| 2029 | ~$2,537,137 | ~$2,537,137 | ~1.7833% | ~$45,245 | +44.0% |
| 2030 | ~$2,779,112 | ~$2,779,112 | ~1.6964% | ~$47,146 | +57.7% |
| 2026 | ~$1,895,197 | ~$1,895,197 | ~2.1307% | ~$40,382 | +7.5% |
| 2027 | ~$2,038,045 | ~$2,038,045 | ~2.1307% | ~$43,425 | +15.6% |
| 2028 | ~$2,191,659 | ~$2,191,659 | ~2.1307% | ~$46,698 | +24.4% |
| 2029 | ~$2,356,852 | ~$2,356,852 | ~2.1307% | ~$50,218 | +33.7% |
| 2030 | ~$2,534,496 | ~$2,534,496 | ~2.1307% | ~$54,003 | +43.8% |
| 2026 | ~$1,965,692 | ~$1,938,598 | ~2.0004% | ~$38,781 | +11.5% |
| 2027 | ~$2,192,480 | ~$2,132,458 | ~1.8702% | ~$39,880 | +24.4% |
| 2028 | ~$2,445,434 | ~$2,345,704 | ~1.7399% | ~$40,812 | +38.8% |
| 2029 | ~$2,727,572 | ~$2,580,274 | ~1.6096% | ~$41,531 | +54.8% |
| 2030 | ~$3,042,262 | ~$2,838,302 | ~1.4793% | ~$41,986 | +72.6% |
In 2025, this property's market value of $1,762,362 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +24% 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 | $1,762,362 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,610,994 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,168,889 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,178,537 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,224,183 | $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.