9400 ROLLING HILLS TRL TX 78645
| Owner | EEDS GEORGE R |
|---|---|
| Parcel ID | 0190730739 |
| Short ID | 186159 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 3,600 SF |
| Land SF | 15,000 SF |
| Acres | 0.344 |
| Year Built | 1995 |
| Legal | LOT 4 LAGO VISTA BAR-K AIRPORT SUBD |
| Neighborhood | 61NWE |
| Land | $240,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $240,000 |
| Improvement | $116,688 |
|---|---|
| Total Improvement | $116,688 |
| Market | $356,688 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $356,688 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $356,688 |
| Taxable Value | $356,688 |
|---|
Appreciation: Market value has risen +3.7% from $343,822 (2021) to $356,688 (2025), a CAGR of 0.9% over 4 years. Growth has been relatively flat for this asset class. 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 $7,600. 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 67% of market value ($240,000 land vs $116,688 improvements), about $16/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $356,688, 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 +0.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $373,450 by 2030, with an estimated annual tax burden around $6,335. 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 | 3,600 SF | ✓ |
| 881 | COMMCL FINISHOUT | 625 SF | ✓ |
Market value changed by 89% 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% | $3,627.16 | $3,627.16 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $1,498.09 | $1,498.09 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,340.59 | $1,340.59 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $420.97 | $420.97 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $356.69 | $356.69 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $356.57 | $356.57 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $7,600.07 | $7,600.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $673,651 | $356,688 | +88.9% |
| Assessed Value | $673,651 | $356,688 | +88.9% |
| Land Value | $240,000 | $240,000 | +0.0% |
| Improvement Value | $433,651 | $116,688 | +271.6% |
| Taxable Value | $673,651 | $356,688 | +88.9% |
| Total Tax 2026 = estimate |
~$14,354
Estimated
|
~$7,600
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $673,651 | $673,651 | +0 (+0.0%) |
| Taxable Value | $673,651 | $673,651 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $673,651 | $240,000 | $433,651 | — | $673,651 | $673,651 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $356,688 | $240,000 | $116,688 | — | $356,688 | $356,688 | ~$7,600 | Partial |
| 2024 | $390,000 | — | — | −$150,000 | $240,000 | $— | $7,431 | Verified |
| 2023 | $388,634 | — | — | −$148,634 | $240,000 | $— | $7,888 | Verified |
| 2022 | $374,234 | — | — | −$134,234 | $240,000 | $— | $8,582 | Verified |
| 2021 | $343,822 | — | — | −$103,822 | $240,000 | $— | $9,274 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +88.9% ! | +88.9% | ~100% | Not available | Partial |
| 2025 | -8.0% | -8.0% | ~100% | Not available | Partial |
| 2024 | -10.3% | -10.3% | ~100% | 1.9200% | Verified |
| 2023 | +11.2% | +11.2% | ~100% | 1.8300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.2100% | Verified |
| 2021 | base year | — | ~100% | 2.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -8.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +88.9% | +18.7% | -8.6% | +88.9% | 2026 | -8.5% | 2025 |
| Assessment Ratio | 100.0% | 76.2% | — | 100.0% | 2025 | 61.5% | 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 |
$7,600 | $8,155 | ~$6,852 | $9,274 | 2021 | $7,431 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$359,979 | ~$359,979 | ~2.0439% | ~$7,358 | +0.9% |
| 2027 | ~$363,300 | ~$363,300 | ~1.9570% | ~$7,110 | +1.9% |
| 2028 | ~$366,652 | ~$366,652 | ~1.8702% | ~$6,857 | +2.8% |
| 2029 | ~$370,035 | ~$370,035 | ~1.7833% | ~$6,599 | +3.7% |
| 2030 | ~$373,450 | ~$373,450 | ~1.6964% | ~$6,335 | +4.7% |
| 2026 | ~$352,845 | ~$352,845 | ~2.1307% | ~$7,518 | -1.1% |
| 2027 | ~$349,044 | ~$349,044 | ~2.1307% | ~$7,437 | -2.1% |
| 2028 | ~$345,284 | ~$345,284 | ~2.1307% | ~$7,357 | -3.2% |
| 2029 | ~$341,564 | ~$341,564 | ~2.1307% | ~$7,278 | -4.2% |
| 2030 | ~$337,884 | ~$337,884 | ~2.1307% | ~$7,199 | -5.3% |
| 2026 | ~$367,113 | ~$367,113 | ~2.0004% | ~$7,344 | +2.9% |
| 2027 | ~$377,842 | ~$377,842 | ~1.8702% | ~$7,066 | +5.9% |
| 2028 | ~$388,885 | ~$388,885 | ~1.7399% | ~$6,766 | +9.0% |
| 2029 | ~$400,251 | ~$400,251 | ~1.6096% | ~$6,442 | +12.2% |
| 2030 | ~$411,949 | ~$411,949 | ~1.4793% | ~$6,094 | +15.5% |
In 2025, this property's market value of $356,688 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -75% 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 | $356,688 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $390,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $388,634 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $374,234 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $343,822 | $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.