21102 RAWHIDE TRL TX 78645
| Owner | PLAINSMAN ENTERPRISES INC |
|---|---|
| Parcel ID | 0188730285 |
| Short ID | 524266 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 3,630 SF |
| Land SF | 5,250 SF |
| Acres | 0.121 |
| Year Built | 2008 |
| Legal | LOT 11 LAGO VISTA AIRPARK SUBD |
| Neighborhood | 61NWE |
| Land | $47,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $47,250 |
| Improvement | $199,668 |
|---|---|
| Total Improvement | $199,668 |
| Market | $246,918 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $246,918 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $246,918 |
| Taxable Value | $246,918 |
|---|
Appreciation: Market value has risen +18.5% from $208,447 (2021) to $246,918 (2025), a CAGR of 4.3% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), 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 $5,261. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 19% of market value ($47,250 land vs $199,668 improvements), about $9/SF of land. Most value sits in the improvements, so building condition, age (~18 yrs), and rent roll drive the underwriting.
Submarket Position: At $246,918, this parcel sits in the bottom quartile (<25th 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 +4.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $305,140 by 2030, with an estimated annual tax burden around $5,176. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,630 SF | ✓ |
| 611 | TERRACE | 2,068 SF | ✗ |
Market value changed by 149% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $2,310.04 | $2,310.04 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $954.09 | $954.09 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $853.79 | $853.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $268.11 | $268.11 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $227.17 | $227.17 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $227.09 | $227.09 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $4,840.29 | $4,840.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $614,477 | $246,918 | +148.9% |
| Assessed Value | $272,598 | $246,918 | +10.4% |
| Land Value | $47,250 | $47,250 | +0.0% |
| Improvement Value | $567,227 | $199,668 | +184.1% |
| Taxable Value | $272,598 | $246,918 | +10.4% |
| HS Cap Loss | -$341,879 | — | |
| Total Tax 2026 = estimate |
~$5,808
Estimated
|
~$4,840
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $614,477 | $614,477 | +0 (+0.0%) |
| Taxable Value | $272,598 | $272,598 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $614,477 | $47,250 | $567,227 | −$341,879 | $272,598 | $272,598 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $246,918 | $47,250 | $199,668 | — | $246,918 | $246,918 | ~$4,840 | Partial |
| 2024 | $227,236 | — | — | −$179,986 | $47,250 | $— | $3,835 | Verified |
| 2023 | $201,728 | — | — | −$154,478 | $47,250 | $— | $4,596 | Verified |
| 2022 | $203,545 | — | — | −$156,295 | $47,250 | $— | $4,455 | Verified |
| 2021 | $208,447 | — | — | −$161,197 | $47,250 | $— | $5,044 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +148.9% ! | +10.4% | 44.4% | Not available | Partial |
| 2025 | +34.1% | +34.1% | ~100% | Not available | Partial |
| 2024 | -23.4% | -23.4% | ~100% | 2.0800% | Verified |
| 2023 | +19.2% | +19.2% | ~100% | 1.9100% | Verified |
| 2022 | -0.9% | -0.9% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.4200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +148.9% | +33.4% | -8.2% | +148.9% | 2026 | -2.4% | 2022 |
| Assessment Ratio | 44.4% | 39.1% | — | 100.0% | 2025 | 20.8% | 2024 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,840 | $4,554 | ~$5,232 | $5,044 | 2021 | $3,835 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$257,598 | ~$257,598 | ~2.0439% | ~$5,265 | +4.3% |
| 2027 | ~$268,739 | ~$268,739 | ~1.9570% | ~$5,259 | +8.8% |
| 2028 | ~$280,363 | ~$280,363 | ~1.8702% | ~$5,243 | +13.5% |
| 2029 | ~$292,489 | ~$292,489 | ~1.7833% | ~$5,216 | +18.5% |
| 2030 | ~$305,140 | ~$305,140 | ~1.6964% | ~$5,176 | +23.6% |
| 2026 | ~$252,659 | ~$252,659 | ~2.1307% | ~$5,383 | +2.3% |
| 2027 | ~$258,534 | ~$258,534 | ~2.1307% | ~$5,509 | +4.7% |
| 2028 | ~$264,546 | ~$264,546 | ~2.1307% | ~$5,637 | +7.1% |
| 2029 | ~$270,697 | ~$270,697 | ~2.1307% | ~$5,768 | +9.6% |
| 2030 | ~$276,991 | ~$276,991 | ~2.1307% | ~$5,902 | +12.2% |
| 2026 | ~$262,536 | ~$262,536 | ~2.0004% | ~$5,252 | +6.3% |
| 2027 | ~$279,142 | ~$279,142 | ~1.8702% | ~$5,220 | +13.1% |
| 2028 | ~$296,798 | ~$296,798 | ~1.7399% | ~$5,164 | +20.2% |
| 2029 | ~$315,572 | ~$315,572 | ~1.6096% | ~$5,079 | +27.8% |
| 2030 | ~$335,532 | ~$335,532 | ~1.4793% | ~$4,963 | +35.9% |
In 2025, this property's market value of $246,918 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -83% 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 | $246,918 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $227,236 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $201,728 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $203,545 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $208,447 | $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.