8005 BAR K RANCH RD TX 78645
| Owner | SHIVE FAMILY REVOCABLE TRUST |
|---|---|
| Parcel ID | 0182760564 |
| Short ID | 181457 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 12,600 SF |
| Land SF | 247,726 SF |
| Acres | 5.687 |
| Year Built | 2001 |
| Legal | ABS 245 SUR 97 D & W R R CO ACR 5.687 |
| Neighborhood | 63BRV |
| Land | $396,361 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $396,361 |
| Improvement | $341,128 |
|---|---|
| Total Improvement | $341,128 |
| Market | $737,489 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $737,489 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $737,489 |
| Taxable Value | $737,489 |
|---|
Appreciation: Market value has risen +42.1% from $519,133 (2021) to $737,489 (2025), a CAGR of 9.2% 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 $15,714. 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 54% of market value ($396,361 land vs $341,128 improvements), about $2/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $737,489, 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 +9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,143,804 by 2030, with an estimated annual tax burden around $19,404. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 12,600 SF | ✓ |
| 501 | CANOPY | 4,980 SF | ✗ |
| 551 | PAVED AREA | 2,160 SF | ✗ |
| 541 | FENCE COMM LF | 2,040 SF | ✗ |
| 611 | TERRACE | 560 SF | ✗ |
| 571C | STORAGE DET COMM | 200 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% | $7,499.53 | $7,499.53 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $3,097.45 | $3,097.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,771.82 | $2,771.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $870.41 | $870.41 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $737.49 | $737.49 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $737.25 | $737.25 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $15,713.95 | $15,713.95 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $737,489 | $737,489 | +0.0% |
| Assessed Value | $737,489 | $737,489 | +0.0% |
| Land Value | $396,361 | $396,361 | +0.0% |
| Improvement Value | $341,128 | $341,128 | +0.0% |
| Taxable Value | $737,489 | $737,489 | +0.0% |
| Total Tax 2026 = estimate |
~$15,714
Estimated
|
~$15,714
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $747,504 | $737,489 | -10,015 (-1.3%) |
| Taxable Value | $747,504 | $737,489 | -10,015 (-1.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $737,489 | $396,361 | $341,128 | — | $737,489 | $737,489 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $737,489 | $396,361 | $341,128 | — | $737,489 | $737,489 | ~$15,714 | Partial |
| 2024 | $738,723 | — | — | −$342,362 | $396,361 | $— | $15,612 | Verified |
| 2023 | $520,885 | — | — | −$124,524 | $396,361 | $— | $14,942 | Verified |
| 2022 | $520,885 | — | — | −$493,587 | $27,298 | $— | $11,502 | Verified |
| 2021 | $519,133 | — | — | −$491,835 | $27,298 | $— | $12,908 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2025 | -1.6% | -1.6% | ~100% | Not available | Partial |
| 2024 | +1.4% | +1.4% | ~100% | 2.0800% | Verified |
| 2023 | +26.9% | +26.9% | ~100% | 2.0200% | Verified |
| 2022 | +5.1% | +5.1% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.4900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +8.4% | +9.2% | +41.8% | 2024 | -0.2% | 2025 |
| Assessment Ratio | 100.0% | 56.7% | — | 100.0% | 2025 | 5.2% | 2022 |
| 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 |
$15,714 | $14,136 | ~$17,938 | $15,714 | 2025 | $11,502 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$805,146 | ~$805,146 | ~2.0439% | ~$16,456 | +9.2% |
| 2027 | ~$879,010 | ~$879,010 | ~1.9570% | ~$17,202 | +19.2% |
| 2028 | ~$959,651 | ~$959,651 | ~1.8702% | ~$17,947 | +30.1% |
| 2029 | ~$1,047,689 | ~$1,047,689 | ~1.7833% | ~$18,683 | +42.1% |
| 2030 | ~$1,143,804 | ~$1,143,804 | ~1.6964% | ~$19,404 | +55.1% |
| 2026 | ~$790,396 | ~$790,396 | ~2.1307% | ~$16,841 | +7.2% |
| 2027 | ~$847,100 | ~$847,100 | ~2.1307% | ~$18,049 | +14.9% |
| 2028 | ~$907,870 | ~$907,870 | ~2.1307% | ~$19,344 | +23.1% |
| 2029 | ~$973,001 | ~$973,001 | ~2.1307% | ~$20,732 | +31.9% |
| 2030 | ~$1,042,804 | ~$1,042,804 | ~2.1307% | ~$22,219 | +41.4% |
| 2026 | ~$819,896 | ~$811,238 | ~2.0004% | ~$16,228 | +11.2% |
| 2027 | ~$911,511 | ~$892,362 | ~1.8702% | ~$16,689 | +23.6% |
| 2028 | ~$1,013,363 | ~$981,598 | ~1.7399% | ~$17,078 | +37.4% |
| 2029 | ~$1,126,597 | ~$1,079,758 | ~1.6096% | ~$17,379 | +52.8% |
| 2030 | ~$1,252,483 | ~$1,187,733 | ~1.4793% | ~$17,570 | +69.8% |
In 2025, this property's market value of $737,489 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -48% 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 | $737,489 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $738,723 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $520,885 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $520,885 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $519,133 | $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.