9705 RESERVOIR CT TX 78754
| Owner | STERLING COMMERCIAL HOLDINGS LLC |
|---|---|
| Parcel ID | 0226410904 |
| Short ID | 227183 |
| Type | Real |
| Use Code | 31 Night Club / Bar |
| Valuation | Income |
| Improvement SF | 11,988 SF |
| Land SF | 94,961 SF |
| Acres | 2.180 |
| Year Built | 1987 |
| Legal | LOT 3 KAYE MARK SUBD NO 1 |
| Neighborhood | 31NEA |
| Land | $379,843 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $379,843 |
| Improvement | $1,032,418 |
|---|---|
| Total Improvement | $1,032,418 |
| Market | $1,412,261 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,412,261 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,412,261 |
| Taxable Value | $1,412,261 |
|---|
Appreciation: Market value has fallen -4.3% from $1,476,343 (2021) to $1,412,261 (2025), a CAGR of -1.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 5 taxing entities is 1.7053% in 2025 (+0.0402% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $24,083. Manor ISD is the largest single contributor, at 63.5% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 27% of market value ($379,843 land vs $1,032,418 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~39 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,412,261, this parcel sits in the lower-middle (25th–50th 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 -1.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,336,056 by 2030, with an estimated annual tax burden around $17,761. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 26,313 SF | ✗ |
| 1ST | 1st Floor | 11,988 SF | ✓ |
| 591 | MASONRY TRIM SF | 220 SF | ✗ |
| 501 | CANOPY | 204 SF | ✗ |
| 482 | LIGHT POLES | 3 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $15,272.19 | $15,272.19 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,307.91 | $5,307.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,666.79 | $1,666.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,460.28 | $1,460.28 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $333.23 | $333.23 | Paid |
| Combined Rate | 2.0060% | 1.9276% | 1.6300% | 1.6651% | 1.7053% | +0.0402% | $24,040.40 | $24,040.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,412,261 | $1,412,261 | +0.0% |
| Assessed Value | $1,412,261 | $1,412,261 | +0.0% |
| Land Value | $379,843 | $379,843 | +0.0% |
| Improvement Value | $1,032,418 | $1,032,418 | +0.0% |
| Taxable Value | $1,412,261 | $1,412,261 | +0.0% |
| Total Tax 2026 = estimate |
~$24,083
Estimated
|
~$24,040
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,473,304 | $1,412,261 | -61,043 (-4.1%) |
| Taxable Value | $1,473,304 | $1,412,261 | -61,043 (-4.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,412,261 | $379,843 | $1,032,418 | — | $1,412,261 | $1,412,261 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,412,261 | $379,843 | $1,032,418 | — | $1,412,261 | $1,412,261 | ~$24,040 | Partial |
| 2024 | $1,412,261 | — | — | −$1,204,917 | $207,344 | $— | $23,516 | Verified |
| 2023 | $1,265,517 | — | — | −$1,058,173 | $207,344 | $— | $23,021 | Verified |
| 2022 | $1,270,621 | — | — | −$1,063,277 | $207,344 | $— | $24,394 | Verified |
| 2021 | $1,476,343 | — | — | −$1,268,999 | $207,344 | $— | $25,488 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.3% | +4.3% | ~100% | Not available | Partial |
| 2025 | -6.0% | -6.0% | ~100% | Not available | Partial |
| 2024 | +6.3% | +6.3% | ~100% | 1.5700% | Verified |
| 2023 | +11.6% | +11.6% | ~100% | 1.6300% | Verified |
| 2022 | -0.4% | -0.4% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 1.7300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -0.5% | -1.1% | +11.6% | 2024 | -13.9% | 2022 |
| Assessment Ratio | 100.0% | 43.6% | — | 100.0% | 2025 | 14.0% | 2021 |
| Effective Tax Rate (2025) | 1.7000% | 1.7000% | — | 1.7000% | 2025 | 1.7000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$24,040 | $24,092 | ~$20,239 | $25,488 | 2021 | $23,021 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,396,680 | ~$1,396,680 | ~1.6301% | ~$22,767 | -1.1% |
| 2027 | ~$1,381,271 | ~$1,381,271 | ~1.5549% | ~$21,478 | -2.2% |
| 2028 | ~$1,366,032 | ~$1,366,032 | ~1.4797% | ~$20,214 | -3.3% |
| 2029 | ~$1,350,961 | ~$1,350,961 | ~1.4046% | ~$18,975 | -4.3% |
| 2030 | ~$1,336,056 | ~$1,336,056 | ~1.3294% | ~$17,761 | -5.4% |
| 2026 | ~$1,368,435 | ~$1,368,435 | ~1.7053% | ~$23,335 | -3.1% |
| 2027 | ~$1,325,968 | ~$1,325,968 | ~1.7053% | ~$22,611 | -6.1% |
| 2028 | ~$1,284,820 | ~$1,284,820 | ~1.7053% | ~$21,910 | -9.0% |
| 2029 | ~$1,244,949 | ~$1,244,949 | ~1.7053% | ~$21,230 | -11.8% |
| 2030 | ~$1,206,314 | ~$1,206,314 | ~1.7053% | ~$20,571 | -14.6% |
| 2026 | ~$1,424,925 | ~$1,424,925 | ~1.5925% | ~$22,692 | +0.9% |
| 2027 | ~$1,437,703 | ~$1,437,703 | ~1.4797% | ~$21,274 | +1.8% |
| 2028 | ~$1,450,595 | ~$1,450,595 | ~1.3670% | ~$19,829 | +2.7% |
| 2029 | ~$1,463,603 | ~$1,463,603 | ~1.2542% | ~$18,357 | +3.6% |
| 2030 | ~$1,476,728 | ~$1,476,728 | ~1.1414% | ~$16,856 | +4.6% |
In 2025, this property's market value of $1,412,261 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -0% 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 | $1,412,261 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,412,261 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,265,517 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,270,621 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,476,343 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.