9316 ROLLING HILLS TRL LAGO VISTA, TX 78645
| Owner | SMITH JAMES D & REBECCA M |
|---|---|
| Parcel ID | 0190730741 |
| Short ID | 186161 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 4,200 SF |
| Land SF | 15,000 SF |
| Acres | 0.344 |
| Year Built | 2012 |
| Legal | LOT 6 LAGO VISTA BAR-K AIRPORT SUBD |
| Neighborhood | 61NWE |
| Land | $240,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $240,000 |
| Improvement | $209,879 |
|---|---|
| Total Improvement | $209,879 |
| Market | $449,879 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $449,879 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $449,879 |
| Taxable Value | $449,879 |
|---|
Appreciation: Market value has risen +35.2% from $332,800 (2021) to $449,879 (2025), a CAGR of 7.8% 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 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 $9,586. 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 53% of market value ($240,000 land vs $209,879 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 $449,879, 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 +7.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $655,747 by 2030, with an estimated annual tax burden around $11,124. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,200 SF | ✓ |
| 611 | TERRACE | 990 SF | ✗ |
| 881 | COMMCL FINISHOUT | 875 SF | ✓ |
Market value changed by 87% 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% | $4,208.84 | $4,208.84 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $1,738.33 | $1,738.33 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,555.58 | $1,555.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $488.48 | $488.48 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $413.89 | $413.89 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $413.75 | $413.75 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $8,818.87 | $8,818.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $841,365 | $449,879 | +87.0% |
| Assessed Value | $496,667 | $449,879 | +10.4% |
| Land Value | $240,000 | $240,000 | +0.0% |
| Improvement Value | $601,365 | $209,879 | +186.5% |
| Taxable Value | $496,667 | $449,879 | +10.4% |
| HS Cap Loss | -$344,698 | — | |
| Total Tax 2026 = estimate |
~$10,583
Estimated
|
~$8,819
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $841,365 | $841,365 | +0 (+0.0%) |
| Taxable Value | $496,667 | $496,667 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $841,365 | $240,000 | $601,365 | −$344,698 | $496,667 | $496,667 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $449,879 | $240,000 | $209,879 | — | $449,879 | $449,879 | ~$8,819 | Partial |
| 2024 | $490,484 | — | — | −$250,484 | $240,000 | $— | $8,894 | Verified |
| 2023 | $347,000 | — | — | −$107,000 | $240,000 | $— | $9,921 | Verified |
| 2022 | $347,000 | — | — | −$107,000 | $240,000 | $— | $7,663 | Verified |
| 2021 | $332,800 | — | — | −$92,800 | $240,000 | $— | $8,599 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +87.0% ! | +10.4% | 59.0% | Not available | Partial |
| 2025 | +5.4% | +5.4% | ~100% | Not available | Partial |
| 2024 | -16.0% | -16.0% | ~100% | 2.0800% | Verified |
| 2023 | +12.8% | +12.8% | ~100% | 1.9500% | Verified |
| 2022 | -1.0% | -1.0% | ~100% | 1.7000% | Verified |
| 2021 | base year | — | ~100% | 2.5800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -1.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +87.0% | +24.9% | -2.2% | +87.0% | 2026 | -8.3% | 2025 |
| Assessment Ratio | 59.0% | 69.7% | — | 100.0% | 2025 | 48.9% | 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 |
$8,819 | $8,779 | ~$10,534 | $9,921 | 2023 | $7,663 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$485,092 | ~$485,092 | ~2.0439% | ~$9,915 | +7.8% |
| 2027 | ~$523,060 | ~$523,060 | ~1.9570% | ~$10,236 | +16.3% |
| 2028 | ~$564,001 | ~$564,001 | ~1.8702% | ~$10,548 | +25.4% |
| 2029 | ~$608,146 | ~$608,146 | ~1.7833% | ~$10,845 | +35.2% |
| 2030 | ~$655,747 | ~$655,747 | ~1.6964% | ~$11,124 | +45.8% |
| 2026 | ~$476,094 | ~$476,094 | ~2.1307% | ~$10,144 | +5.8% |
| 2027 | ~$503,837 | ~$503,837 | ~2.1307% | ~$10,735 | +12.0% |
| 2028 | ~$533,196 | ~$533,196 | ~2.1307% | ~$11,361 | +18.5% |
| 2029 | ~$564,266 | ~$564,266 | ~2.1307% | ~$12,023 | +25.4% |
| 2030 | ~$597,147 | ~$597,147 | ~2.1307% | ~$12,724 | +32.7% |
| 2026 | ~$494,089 | ~$494,089 | ~2.0004% | ~$9,884 | +9.8% |
| 2027 | ~$542,644 | ~$542,644 | ~1.8702% | ~$10,148 | +20.6% |
| 2028 | ~$595,971 | ~$595,971 | ~1.7399% | ~$10,369 | +32.5% |
| 2029 | ~$654,537 | ~$654,537 | ~1.6096% | ~$10,535 | +45.5% |
| 2030 | ~$718,860 | ~$718,860 | ~1.4793% | ~$10,634 | +59.8% |
In 2025, this property's market value of $449,879 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -68% 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 | $449,879 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $490,484 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $347,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $347,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $332,800 | $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.