9410 ROLLING HILLS TRL TX 78645
| Owner | TULLY TRUST THE |
|---|---|
| Parcel ID | 0190730737 |
| Short ID | 186157 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 2,500 SF |
| Land SF | 7,179 SF |
| Acres | 0.165 |
| Year Built | 2002 |
| Legal | LOT 2A LAGO VISTA BAR-K AIRPORT SUBD RESUB OF LOTS 1&2 |
| Neighborhood | 61NWE |
| Land | $103,378 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $103,378 |
| Improvement | $88,156 |
|---|---|
| Total Improvement | $88,156 |
| Market | $191,534 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $191,534 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $191,534 |
| Taxable Value | $191,534 |
|---|
Appreciation: Market value has risen +19.7% from $160,000 (2021) to $191,534 (2025), a CAGR of 4.6% 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 $4,081. 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 54% of market value ($103,378 land vs $88,156 improvements), about $14/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $191,534, 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 +4.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $239,830 by 2030, with an estimated annual tax burden around $4,069. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,500 SF | ✓ |
| 551 | PAVED AREA | 2,120 SF | ✗ |
| 881 | COMMCL FINISHOUT | 360 SF | ✓ |
| 611 | TERRACE | 12 SF | ✗ |
Market value changed by 113% 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% | $1,947.71 | $1,947.71 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $804.44 | $804.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $719.87 | $719.87 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $226.05 | $226.05 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $191.53 | $191.53 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $191.47 | $191.47 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $4,081.07 | $4,081.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $371,503 | $191,534 | +94.0% |
| Assessed Value | $371,503 | $191,534 | +94.0% |
| Land Value | $103,378 | $103,378 | +0.0% |
| Improvement Value | $268,125 | $88,156 | +204.1% |
| Taxable Value | $371,503 | $191,534 | +94.0% |
| Total Tax 2026 = estimate |
~$7,916
Estimated
|
~$4,081
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $408,245 | $371,503 | -36,742 (-9.0%) |
| Taxable Value | $408,245 | $371,503 | -36,742 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $371,503 | $103,378 | $268,125 | — | $371,503 | $371,503 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $191,534 | $103,378 | $88,156 | — | $191,534 | $191,534 | ~$4,081 | Partial |
| 2024 | $228,431 | — | — | −$125,053 | $103,378 | $— | $4,097 | Verified |
| 2023 | $207,230 | — | — | −$103,852 | $103,378 | $— | $4,620 | Verified |
| 2022 | $205,408 | — | — | −$102,030 | $103,378 | $— | $4,576 | Verified |
| 2021 | $160,000 | — | — | −$56,622 | $103,378 | $— | $5,090 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +113.1% ! | +113.1% | ~100% | Not available | Partial |
| 2025 | -2.6% | -2.6% | ~100% | Not available | Partial |
| 2024 | -16.9% | -16.9% | ~100% | 2.0800% | Verified |
| 2023 | +14.2% | +14.2% | ~100% | 1.9500% | Verified |
| 2022 | +0.9% | +0.9% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 3.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -6.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +94.0% | +23.5% | -5.5% | +94.0% | 2026 | -16.2% | 2025 |
| Assessment Ratio | 100.0% | 68.3% | — | 100.0% | 2025 | 45.3% | 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 |
$4,081 | $4,493 | ~$4,091 | $5,090 | 2021 | $4,081 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$200,344 | ~$200,344 | ~2.0439% | ~$4,095 | +4.6% |
| 2027 | ~$209,560 | ~$209,560 | ~1.9570% | ~$4,101 | +9.4% |
| 2028 | ~$219,200 | ~$219,200 | ~1.8702% | ~$4,099 | +14.4% |
| 2029 | ~$229,283 | ~$229,283 | ~1.7833% | ~$4,089 | +19.7% |
| 2030 | ~$239,830 | ~$239,830 | ~1.6964% | ~$4,069 | +25.2% |
| 2026 | ~$196,514 | ~$196,514 | ~2.1307% | ~$4,187 | +2.6% |
| 2027 | ~$201,623 | ~$201,623 | ~2.1307% | ~$4,296 | +5.3% |
| 2028 | ~$206,865 | ~$206,865 | ~2.1307% | ~$4,408 | +8.0% |
| 2029 | ~$212,244 | ~$212,244 | ~2.1307% | ~$4,522 | +10.8% |
| 2030 | ~$217,762 | ~$217,762 | ~2.1307% | ~$4,640 | +13.7% |
| 2026 | ~$204,175 | ~$204,175 | ~2.0004% | ~$4,084 | +6.6% |
| 2027 | ~$217,651 | ~$217,651 | ~1.8702% | ~$4,070 | +13.6% |
| 2028 | ~$232,015 | ~$232,015 | ~1.7399% | ~$4,037 | +21.1% |
| 2029 | ~$247,328 | ~$247,328 | ~1.6096% | ~$3,981 | +29.1% |
| 2030 | ~$263,652 | ~$263,652 | ~1.4793% | ~$3,900 | +37.7% |
In 2025, this property's market value of $191,534 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -86% 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 | $191,534 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $228,431 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $207,230 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $205,408 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $160,000 | $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.