9416 ROLLING HILLS TRL LAGO VISTA, TX 78645
| Owner | ROSENBERGER THOMAS A |
|---|---|
| Parcel ID | 0190730762 |
| Short ID | 524540 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 3,360 SF |
| Land SF | 9,442 SF |
| Acres | 0.217 |
| Year Built | 2003 |
| Legal | LOT 5A LAGO VISTA BAR-K AIRPORT SUBD RESUB OF LOTS 1&2 |
| Neighborhood | 61NWE |
| Land | $108,772 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $108,772 |
| Improvement | $115,770 |
|---|---|
| Total Improvement | $115,770 |
| Market | $224,542 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $224,542 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $224,542 |
| Exemptions (−) (HS,OV65) | −$29,153 |
|---|---|
| Taxable Value | $195,389 |
Appreciation: Market value has fallen -1.9% from $229,000 (2021) to $224,542 (2025), a CAGR of -0.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $4,163. Lago Vista ISD is the largest single contributor, at 46.0% 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 48% of market value ($108,772 land vs $115,770 improvements), about $12/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $224,542, 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 -0.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $219,091 by 2030, with an estimated annual tax burden around $3,717. 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 | 3,360 SF | ✓ |
| 551 | PAVED AREA | 1,344 SF | ✗ |
| 483 | LIVING QUARTERS | 684 SF | ✓ |
| MEZZ | Mezzanine | 360 SF | ✓ |
Market value changed by 124% 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% | $1,986.91 | $1,986.91 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $918.59 | $918.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $734.36 | $734.36 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $230.60 | $230.60 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $224.54 | $224.54 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $224.47 | $224.47 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $4,319.47 | $4,319.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $224,542 | $224,542 | +0.0% |
| Assessed Value | $224,542 | $224,542 | +0.0% |
| Land Value | $108,772 | $108,772 | +0.0% |
| Improvement Value | $115,770 | $115,770 | +0.0% |
| Taxable Value | $195,389 | $195,389 | +0.0% |
| Exemptions | HS,OV65 | HS,OV65 | |
| Total Tax 2026 = estimate |
~$4,163
Estimated
|
~$4,319
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $502,862 | $224,542 | -278,320 (-55.3%) |
| Taxable Value | $422,554 | $195,389 | -227,165 (-53.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $224,542 | $108,772 | $115,770 | — | $224,542 | $195,389 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $224,542 | $108,772 | $115,770 | — | $224,542 | $195,389 | ~$4,319 | Partial |
| 2024 | $260,000 | — | — | −$151,228 | $108,772 | $— | $4,233 | Verified |
| 2023 | $244,477 | — | — | −$135,705 | $108,772 | $— | $4,721 | Verified |
| 2022 | $246,225 | — | — | −$137,453 | $108,772 | $— | $4,845 | Verified |
| 2021 | $229,000 | — | — | −$120,228 | $108,772 | $— | $5,508 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +124.0% ! | +102.5% | 90.4% | Not available | Partial |
| 2025 | -7.1% | -7.1% | ~100% | Not available | Partial |
| 2024 | -13.6% | -12.6% | ~100% | 1.7500% | Verified |
| 2023 | +14.5% | +13.1% | 98.8% | 1.6900% | Verified |
| 2022 | -0.7% | -0.7% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -8.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.1% | -0.5% | +7.5% | 2022 | -13.6% | 2025 |
| Assessment Ratio | 100.0% | 63.0% | — | 100.0% | 2025 | 41.8% | 2024 |
| Effective Tax Rate (2025) | 1.9200% | 1.9200% | — | 1.9200% | 2025 | 1.9200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,319 | $4,725 | ~$4,140 | $5,508 | 2021 | $4,233 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$223,441 | ~$223,441 | ~2.0439% | ~$4,567 | -0.5% |
| 2027 | ~$222,346 | ~$222,346 | ~1.9570% | ~$4,351 | -1.0% |
| 2028 | ~$221,256 | ~$221,256 | ~1.8702% | ~$4,138 | -1.5% |
| 2029 | ~$220,171 | ~$220,171 | ~1.7833% | ~$3,926 | -1.9% |
| 2030 | ~$219,091 | ~$219,091 | ~1.6964% | ~$3,717 | -2.4% |
| 2026 | ~$218,950 | ~$218,950 | ~2.1307% | ~$4,665 | -2.5% |
| 2027 | ~$213,498 | ~$213,498 | ~2.1307% | ~$4,549 | -4.9% |
| 2028 | ~$208,181 | ~$208,181 | ~2.1307% | ~$4,436 | -7.3% |
| 2029 | ~$202,997 | ~$202,997 | ~2.1307% | ~$4,325 | -9.6% |
| 2030 | ~$197,942 | ~$197,942 | ~2.1307% | ~$4,218 | -11.8% |
| 2026 | ~$227,932 | ~$227,932 | ~2.0004% | ~$4,560 | +1.5% |
| 2027 | ~$231,373 | ~$231,373 | ~1.8702% | ~$4,327 | +3.0% |
| 2028 | ~$234,866 | ~$234,866 | ~1.7399% | ~$4,086 | +4.6% |
| 2029 | ~$238,412 | ~$238,412 | ~1.6096% | ~$3,837 | +6.2% |
| 2030 | ~$242,011 | ~$242,011 | ~1.4793% | ~$3,580 | +7.8% |
In 2025, this property's market value of $224,542 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -84% 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 | $224,542 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $260,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $244,477 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $246,225 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $229,000 | $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.