9402 ROLLING HILLS TRL LAGO VISTA, TX 78645
| Owner | SMITH ROBERT P |
|---|---|
| Parcel ID | 0190730768 |
| Short ID | 718819 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 4,800 SF |
| Land SF | 12,023 SF |
| Acres | 0.276 |
| Year Built | 2016 |
| Legal | LOT 3A LAGO VISTA BAR-K AIRPORT SUBD RESUB OF LOT 3 |
| Neighborhood | 61NWE |
| Land | $192,361 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $192,361 |
| Improvement | $202,427 |
|---|---|
| Total Improvement | $202,427 |
| Market | $394,788 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $394,788 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $394,788 |
| Exemptions (−) (HS,OV65) | −$206,386 |
|---|---|
| Taxable Value | $188,402 |
Appreciation: Market value has risen +7.3% from $367,857 (2021) to $394,788 (2025), a CAGR of 1.8% over 4 years. Growth has been relatively flat for this asset class. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $4,014. City of Lago Vista is the largest single contributor, at 36.0% 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 49% of market value ($192,361 land vs $202,427 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 $394,788, 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 +1.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $431,241 by 2030, with an estimated annual tax burden around $7,316. 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 | 4,800 SF | ✓ |
| 483 | LIVING QUARTERS | 960 SF | ✓ |
| 501 | CANOPY | 32 SF | ✗ |
| 611 | TERRACE | 32 SF | ✗ |
Market value changed by 120% 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 |
|---|---|---|---|---|---|---|---|---|---|
| CLV City of Lago Vista | 0.6070% | 0.4283% | 0.4139% | 0.4231% | 0.4200% | -0.0031% | $1,392.81 | $1,392.81 | Paid |
| ILV Lago Vista ISD | 1.2020% | 1.1846% | 1.0192% | 1.0169% | 1.0169% | +0.0000% | $802.93 | $802.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $708.10 | $708.10 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $394.79 | $394.79 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $394.66 | $394.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $172.81 | $172.81 | Paid |
| Combined Rate | 2.4782% | 2.2082% | 2.0226% | 2.0834% | 2.1307% | +0.0473% | $3,866.10 | $3,866.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $467,000 | $394,788 | +18.3% |
| Assessed Value | $440,813 | $394,788 | +11.7% |
| Land Value | $192,361 | $192,361 | +0.0% |
| Improvement Value | $274,639 | $202,427 | +35.7% |
| Taxable Value | $226,062 | $188,402 | +20.0% |
| Exemptions | HS,OV65 | HS,OV65 | |
| HS Cap Loss | -$26,187 | — | |
| Total Tax 2026 = estimate |
~$4,817
Estimated
|
~$3,866
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $866,744 | $467,000 | -399,744 (-46.1%) |
| Taxable Value | $229,461 | $226,062 | -3,399 (-1.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $467,000 | $192,361 | $274,639 | −$26,187 | $440,813 | $226,062 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $394,788 | $192,361 | $202,427 | — | $394,788 | $188,402 | ~$3,866 | Partial |
| 2024 | $479,984 | — | — | −$287,623 | $192,361 | $— | $3,954 | Verified |
| 2023 | $412,505 | — | — | −$220,144 | $192,361 | $— | $4,487 | Verified |
| 2022 | $443,949 | — | — | −$251,588 | $192,361 | $— | $5,487 | Verified |
| 2021 | $367,857 | — | — | −$175,496 | $192,361 | $— | $6,469 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +119.5% ! | +12.0% | 51.0% | Not available | Partial |
| 2025 | -2.8% | -2.8% | ~100% | Not available | Partial |
| 2024 | -18.3% | -12.2% | ~100% | 0.9700% | Verified |
| 2023 | +12.7% | +4.8% | 93.0% | 0.9000% | Verified |
| 2022 | -0.6% | +7.0% | ~100% | 1.2400% | Verified |
| 2021 | base year | — | 92.9% | 1.7600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -11.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +18.3% | +6.1% | -1.4% | +20.7% | 2022 | -17.7% | 2025 |
| Assessment Ratio | 94.4% | 62.8% | — | 100.0% | 2025 | 40.1% | 2024 |
| Effective Tax Rate (2025) | 0.9800% | 0.9800% | — | 0.9800% | 2025 | 0.9800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,866 | $4,853 | ~$7,775 | $6,469 | 2021 | $3,866 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$401,823 | ~$401,823 | ~2.0439% | ~$8,213 | +1.8% |
| 2027 | ~$408,984 | ~$408,984 | ~1.9570% | ~$8,004 | +3.6% |
| 2028 | ~$416,272 | ~$416,272 | ~1.8702% | ~$7,785 | +5.4% |
| 2029 | ~$423,691 | ~$423,691 | ~1.7833% | ~$7,556 | +7.3% |
| 2030 | ~$431,241 | ~$431,241 | ~1.6964% | ~$7,316 | +9.2% |
| 2026 | ~$393,928 | ~$393,928 | ~2.1307% | ~$8,394 | -0.2% |
| 2027 | ~$393,069 | ~$393,069 | ~2.1307% | ~$8,375 | -0.4% |
| 2028 | ~$392,212 | ~$392,212 | ~2.1307% | ~$8,357 | -0.7% |
| 2029 | ~$391,358 | ~$391,358 | ~2.1307% | ~$8,339 | -0.9% |
| 2030 | ~$390,505 | ~$390,505 | ~2.1307% | ~$8,321 | -1.1% |
| 2026 | ~$409,719 | ~$409,719 | ~2.0004% | ~$8,196 | +3.8% |
| 2027 | ~$425,215 | ~$425,215 | ~1.8702% | ~$7,952 | +7.7% |
| 2028 | ~$441,297 | ~$441,297 | ~1.7399% | ~$7,678 | +11.8% |
| 2029 | ~$457,987 | ~$457,987 | ~1.6096% | ~$7,372 | +16.0% |
| 2030 | ~$475,308 | ~$475,308 | ~1.4793% | ~$7,031 | +20.4% |
In 2025, this property's market value of $394,788 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -72% 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 | $394,788 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $479,984 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $412,505 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $443,949 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $367,857 | $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.