20610 F M RD 1431 TX 78641
| Owner | COMPASS BANK |
|---|---|
| Parcel ID | 0182761104 |
| Short ID | 458509 |
| Type | Real |
| Use Code | 58 Bank — Branch Office |
| Valuation | Income |
| Improvement SF | 2,742 SF |
| Land SF | 52,228 SF |
| Acres | 1.199 |
| Year Built | 2000 |
| Legal | LOT 1 BRONCO ADDN RESUB OF |
| Neighborhood | 58FNW |
| Land | $261,140 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $261,140 |
| Improvement | $848,860 |
|---|---|
| Total Improvement | $848,860 |
| Market | $1,110,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,110,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,110,000 |
| Taxable Value | $1,110,000 |
|---|
Appreciation: Market value has risen +16.2% from $955,500 (2021) to $1,110,000 (2025), a CAGR of 3.8% over 4 years. Growth has been relatively flat for this asset class. 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 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 $23,651. 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 24% of market value ($261,140 land vs $848,860 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~26 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,110,000, 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 +3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,338,716 by 2030, with an estimated annual tax burden around $22,710. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 8,500 SF | ✗ |
| 1ST | 1st Floor | 2,742 SF | ✓ |
| 503 | CANOPY - BANK | 1,209 SF | ✗ |
| 501 | CANOPY | 96 SF | ✗ |
| 482 | LIGHT POLES | 10 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% | $11,287.59 | $11,287.59 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $4,662.00 | $4,662.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,171.88 | $4,171.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,310.06 | $1,310.06 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,110.00 | $1,110.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $1,109.63 | $1,109.63 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $23,651.16 | $23,651.16 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,180,193 | $1,110,000 | +6.3% |
| Assessed Value | $1,180,193 | $1,110,000 | +6.3% |
| Land Value | $261,140 | $261,140 | +0.0% |
| Improvement Value | $919,053 | $848,860 | +8.3% |
| Taxable Value | $1,180,193 | $1,110,000 | +6.3% |
| Total Tax 2026 = estimate |
~$25,147
Estimated
|
~$23,651
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,288,769 | $1,180,193 | -108,576 (-8.4%) |
| Taxable Value | $1,288,769 | $1,180,193 | -108,576 (-8.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,180,193 | $261,140 | $919,053 | — | $1,180,193 | $1,180,193 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,110,000 | $261,140 | $848,860 | — | $1,110,000 | $1,110,000 | ~$23,651 | Partial |
| 2024 | $1,064,440 | — | — | −$803,300 | $261,140 | $— | $23,863 | Verified |
| 2023 | $872,870 | — | — | −$611,730 | $261,140 | $— | $21,530 | Verified |
| 2022 | $872,870 | — | — | −$637,844 | $235,026 | $— | $19,275 | Verified |
| 2021 | $955,500 | — | — | −$720,474 | $235,026 | $— | $21,631 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +16.1% | +16.1% | ~100% | Not available | Partial |
| 2025 | -3.1% | -3.1% | ~100% | Not available | Partial |
| 2024 | +7.6% | +7.6% | ~100% | 2.0800% | Verified |
| 2023 | +21.9% | +21.9% | ~100% | 2.0200% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.3% | +4.8% | +2.6% | +21.9% | 2024 | -8.6% | 2022 |
| Assessment Ratio | 100.0% | 51.0% | — | 100.0% | 2025 | 24.5% | 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 |
$23,651 | $21,990 | ~$23,180 | $23,863 | 2024 | $19,275 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,152,381 | ~$1,152,381 | ~2.0439% | ~$23,553 | +3.8% |
| 2027 | ~$1,196,380 | ~$1,196,380 | ~1.9570% | ~$23,413 | +7.8% |
| 2028 | ~$1,242,059 | ~$1,242,059 | ~1.8702% | ~$23,228 | +11.9% |
| 2029 | ~$1,289,482 | ~$1,289,482 | ~1.7833% | ~$22,995 | +16.2% |
| 2030 | ~$1,338,716 | ~$1,338,716 | ~1.6964% | ~$22,710 | +20.6% |
| 2026 | ~$1,130,181 | ~$1,130,181 | ~2.1307% | ~$24,081 | +1.8% |
| 2027 | ~$1,150,729 | ~$1,150,729 | ~2.1307% | ~$24,519 | +3.7% |
| 2028 | ~$1,171,650 | ~$1,171,650 | ~2.1307% | ~$24,965 | +5.6% |
| 2029 | ~$1,192,952 | ~$1,192,952 | ~2.1307% | ~$25,419 | +7.5% |
| 2030 | ~$1,214,641 | ~$1,214,641 | ~2.1307% | ~$25,881 | +9.4% |
| 2026 | ~$1,174,581 | ~$1,174,581 | ~2.0004% | ~$23,497 | +5.8% |
| 2027 | ~$1,242,919 | ~$1,242,919 | ~1.8702% | ~$23,244 | +12.0% |
| 2028 | ~$1,315,233 | ~$1,315,233 | ~1.7399% | ~$22,883 | +18.5% |
| 2029 | ~$1,391,755 | ~$1,391,755 | ~1.6096% | ~$22,401 | +25.4% |
| 2030 | ~$1,472,729 | ~$1,472,729 | ~1.4793% | ~$21,786 | +32.7% |
In 2025, this property's market value of $1,110,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -22% 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 | $1,110,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,064,440 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $872,870 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $872,870 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $955,500 | $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.