4525 GAINES RANCH LOOP TX 78735
| Owner | AUSTIN SOUTHWEST HOTELS LLC |
|---|---|
| Parcel ID | 0407270131 |
| Short ID | 446625 |
| Type | Real |
| Use Code | 35 Hotel — Limited Service |
| Valuation | Income |
| Improvement SF | 41,170 SF |
| Land SF | 150,282 SF |
| Acres | 3.450 |
| Year Built | 1998 |
| Legal | LOT 1 BLK A GAINES RANCH SEC 1 RESUB OF LOT 1 (COMMERCIAL PERSONAL PROPERTY) |
| Neighborhood | 35SW2 |
| Land | $3,005,640 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,005,640 |
| Improvement | $10,737,279 |
|---|---|
| Total Improvement | $10,737,279 |
| Market | $13,742,919 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $13,742,919 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $13,742,919 |
| Taxable Value | $13,742,919 |
|---|
Appreciation: Market value has risen +13.5% from $12,108,000 (2021) to $13,742,919 (2025), a CAGR of 3.2% 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 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $281,247. Austin ISD is the largest single contributor, at 45.2% 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 22% of market value ($3,005,640 land vs $10,737,279 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~28 yrs), and rent roll drive the underwriting.
Submarket Position: At $13,742,919, this parcel sits in the top quartile (≥75th 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 +3.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,100,420 by 2030, with an estimated annual tax burden around $303,290. 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.
16 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 101,094 SF | ✗ |
| 491 | SPRINKLER HEADS | 68,458 SF | ✗ |
| 1ST | 1st Floor | 15,582 SF | ✓ |
| 2ND | 2nd Floor | 12,794 SF | ✓ |
| 3RD | 3rd Floor | 12,794 SF | ✓ |
| 4TH | 4th Floor | 12,794 SF | ✓ |
| 5TH | 5th Floor | 12,794 SF | ✓ |
| 611 | TERRACE | 1,760 SF | ✗ |
| LOBBY | Lobby | 1,700 SF | ✓ |
| 501 | CANOPY | 982 SF | ✗ |
| 601 | POOL COMM'L | 924 SF | ✗ |
| 437 | FENCE MASON LF | 328 SF | ✗ |
| SO | Sketch Only | 172 SF | ✗ |
| 482 | LIGHT POLES | 12 SF | ✓ |
| 318 | GAZEBO FV | 1 SF | ✓ |
| 449 | SPA | 1 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +6,379 |
| Travis County | 0.3444% | 0.3758% | +4,315 |
| Austin ISD | 0.9505% | 0.9252% | -3,477 |
| Travis Central Health | 0.1080% | 0.1180% | +1,382 |
| Austin Community College | 0.1013% | 0.1034% | +289 |
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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $127,149.49 | $27,756.00 | $99,393.49 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $72,015.23 | $15,720.51 | $56,294.72 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $51,652.07 | $11,275.35 | $40,376.72 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $16,219.81 | $3,540.69 | $12,679.12 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $14,210.18 | $3,102.00 | $11,108.18 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $281,246.78 | $61,394.55 | $219,852.23 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $14,160,756 | $13,742,919 | +3.0% |
| Assessed Value | $14,160,756 | $13,742,919 | +3.0% |
| Land Value | $3,005,640 | $3,005,640 | +0.0% |
| Improvement Value | $11,155,116 | $10,737,279 | +3.9% |
| Taxable Value | $14,160,756 | $13,742,919 | +3.0% |
| Total Tax 2026 = estimate |
~$289,798
Estimated
|
$281,247 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $14,160,756 | $14,160,756 | +0 (+0.0%) |
| Taxable Value | $14,160,756 | $14,160,756 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $14,160,756 | $3,005,640 | $11,155,116 | — | $14,160,756 | $14,160,756 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $13,742,919 | $3,005,640 | $10,737,279 | — | $13,742,919 | $13,742,919 | $281,247 | Verified |
| 2024 | $11,728,000 | — | — | −$8,722,360 | $3,005,640 | $— | $318,826 | Verified |
| 2023 | $11,650,000 | — | — | −$8,644,360 | $3,005,640 | $— | $212,797 | Verified |
| 2022 | $10,110,000 | — | — | −$7,104,360 | $3,005,640 | $— | $221,636 | Verified |
| 2021 | $12,108,000 | — | — | −$9,102,360 | $3,005,640 | $— | $206,595 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.0% | +3.0% | ~100% | Not available | Partial |
| 2025 | -14.6% | -14.6% | ~100% | 2.0500% | Verified |
| 2024 | +30.3% | +30.3% | ~100% | 1.9800% | Verified |
| 2023 | +6.0% | +6.0% | ~100% | 1.7200% | Verified |
| 2022 | +15.2% | +15.2% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 1.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.0% | +3.9% | +2.6% | +17.2% | 2025 | -16.5% | 2022 |
| Assessment Ratio | 100.0% | 51.0% | — | 100.0% | 2025 | 24.8% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
| Tax Amount | $281,247 | $248,220 | ~$294,501 | $318,826 | 2024 | $206,595 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$14,185,042 | ~$14,185,042 | ~2.0139% | ~$285,678 | +3.2% |
| 2027 | ~$14,641,389 | ~$14,641,389 | ~1.9814% | ~$290,103 | +6.5% |
| 2028 | ~$15,112,417 | ~$15,112,417 | ~1.9488% | ~$294,517 | +10.0% |
| 2029 | ~$15,598,598 | ~$15,598,598 | ~1.9163% | ~$298,915 | +13.5% |
| 2030 | ~$16,100,420 | ~$16,100,420 | ~1.8837% | ~$303,290 | +17.2% |
| 2026 | ~$13,910,184 | ~$13,910,184 | ~2.0465% | ~$284,670 | +1.2% |
| 2027 | ~$14,079,484 | ~$14,079,484 | ~2.0465% | ~$288,135 | +2.4% |
| 2028 | ~$14,250,845 | ~$14,250,845 | ~2.0465% | ~$291,641 | +3.7% |
| 2029 | ~$14,424,292 | ~$14,424,292 | ~2.0465% | ~$295,191 | +5.0% |
| 2030 | ~$14,599,850 | ~$14,599,850 | ~2.0465% | ~$298,784 | +6.2% |
| 2026 | ~$14,459,901 | ~$14,459,901 | ~1.9977% | ~$288,860 | +5.2% |
| 2027 | ~$15,214,288 | ~$15,214,288 | ~1.9488% | ~$296,502 | +10.7% |
| 2028 | ~$16,008,032 | ~$16,008,032 | ~1.9000% | ~$304,155 | +16.5% |
| 2029 | ~$16,843,187 | ~$16,843,187 | ~1.8512% | ~$311,800 | +22.6% |
| 2030 | ~$17,721,912 | ~$17,721,912 | ~1.8024% | ~$319,415 | +29.0% |
In 2025, this property's market value of $13,742,919 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 10× 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 | $13,742,919 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $11,728,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $11,650,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $10,110,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $12,108,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.