9414 ROLLING HILLS TRL TX 78645
| Owner | CAYMAN FAMILY TRUST |
|---|---|
| Parcel ID | 0190730763 |
| Short ID | 524541 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 7,005 SF |
| Land SF | 8,957 SF |
| Acres | 0.206 |
| Year Built | 2016 |
| Legal | LOT 4A LAGO VISTA BAR-K AIRPORT SUBD RESUB OF LOTS 1&2 |
| Neighborhood | 61NWE |
| Land | $116,083 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $116,083 |
| Improvement | $526,780 |
|---|---|
| Total Improvement | $526,780 |
| Market | $642,863 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $642,863 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $642,863 |
| Taxable Value | $642,863 |
|---|
Appreciation: Market value has risen +64.9% from $389,900 (2021) to $642,863 (2025), a CAGR of 13.3% over 4 years. This is strong appreciation — well above typical inflation. 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 $13,698. 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 18% of market value ($116,083 land vs $526,780 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~10 yrs), and rent roll drive the underwriting.
Submarket Position: At $642,863, 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 +13.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,201,088 by 2030, with an estimated annual tax burden around $17,564. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,600 SF | ✗ |
| 1ST | 1st Floor | 3,525 SF | ✓ |
| 2ND | 2nd Floor | 3,480 SF | ✓ |
| 483 | LIVING QUARTERS | 3,480 SF | ✓ |
| 611 | TERRACE | 780 SF | ✗ |
| 501 | CANOPY | 75 SF | ✗ |
Market value changed by 151% 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% | $6,537.27 | $6,537.27 | Paid |
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $2,700.02 | $2,700.02 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,416.17 | $2,416.17 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $758.73 | $758.73 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $642.86 | $642.86 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $642.65 | $642.65 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $13,697.70 | $13,697.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,611,023 | $642,863 | +150.6% |
| Assessed Value | $771,436 | $642,863 | +20.0% |
| Land Value | $116,083 | $116,083 | +0.0% |
| Improvement Value | $1,494,940 | $526,780 | +183.8% |
| Taxable Value | $771,436 | $642,863 | +20.0% |
| HS Cap Loss | -$839,587 | — | |
| Total Tax 2026 = estimate |
~$16,437
Estimated
|
~$13,698
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,611,023 | $1,611,023 | +0 (+0.0%) |
| Taxable Value | $771,436 | $771,436 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,611,023 | $116,083 | $1,494,940 | −$839,587 | $771,436 | $771,436 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $642,863 | $116,083 | $526,780 | — | $642,863 | $642,863 | ~$13,698 | Partial |
| 2024 | $463,701 | — | — | −$347,618 | $116,083 | $— | $13,318 | Verified |
| 2023 | $390,145 | — | — | −$286,960 | $103,185 | $— | $6,083 | Verified |
| 2022 | $397,097 | — | — | −$293,912 | $103,185 | $— | $6,558 | Verified |
| 2021 | $389,900 | — | — | −$286,715 | $103,185 | $— | $9,841 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +150.6% ! | +20.0% | 47.9% | Not available | Partial |
| 2025 | +0.6% | +0.6% | ~100% | Not available | Partial |
| 2024 | +37.9% | +49.0% | ~100% | 2.0800% | Verified |
| 2023 | +18.9% | +10.0% | 92.6% | 1.3100% | Verified |
| 2022 | -5.8% | -5.8% | ~100% | 1.6800% | Verified |
| 2021 | base year | — | ~100% | 2.5200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +55.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +150.6% | +41.6% | -0.3% | +150.6% | 2026 | -1.8% | 2023 |
| Assessment Ratio | 47.9% | 42.0% | — | 100.0% | 2025 | 25.0% | 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 |
$13,698 | $9,900 | ~$16,005 | $13,698 | 2025 | $6,083 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$728,467 | ~$707,149 | ~2.0439% | ~$14,453 | +13.3% |
| 2027 | ~$825,469 | ~$777,864 | ~1.9570% | ~$15,223 | +28.4% |
| 2028 | ~$935,389 | ~$855,651 | ~1.8702% | ~$16,002 | +45.5% |
| 2029 | ~$1,059,946 | ~$941,216 | ~1.7833% | ~$16,785 | +64.9% |
| 2030 | ~$1,201,088 | ~$1,035,337 | ~1.6964% | ~$17,564 | +86.8% |
| 2026 | ~$715,609 | ~$707,149 | ~2.1307% | ~$15,067 | +11.3% |
| 2027 | ~$796,588 | ~$777,864 | ~2.1307% | ~$16,574 | +23.9% |
| 2028 | ~$886,730 | ~$855,651 | ~2.1307% | ~$18,232 | +37.9% |
| 2029 | ~$987,073 | ~$941,216 | ~2.1307% | ~$20,055 | +53.5% |
| 2030 | ~$1,098,770 | ~$1,035,337 | ~2.1307% | ~$22,060 | +70.9% |
| 2026 | ~$741,324 | ~$707,149 | ~2.0004% | ~$14,146 | +15.3% |
| 2027 | ~$854,865 | ~$777,864 | ~1.8702% | ~$14,547 | +33.0% |
| 2028 | ~$985,797 | ~$855,651 | ~1.7399% | ~$14,887 | +53.3% |
| 2029 | ~$1,136,781 | ~$941,216 | ~1.6096% | ~$15,150 | +76.8% |
| 2030 | ~$1,310,891 | ~$1,035,337 | ~1.4793% | ~$15,316 | +103.9% |
In 2025, this property's market value of $642,863 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -55% 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 | $642,863 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $463,701 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $390,145 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $397,097 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $389,900 | $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.