16905 INDIAN CHIEF DR TX 78641
| Owner | CEDAR PARK STORAGE OWNER LLC |
|---|---|
| Parcel ID | 0500400122 |
| Short ID | 352698 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 29,520 SF |
| Land SF | 66,708 SF |
| Acres | 1.531 |
| Year Built | 1984 |
| Legal | LOT 2&3 BLK A INDIAN SPRINGS |
| Neighborhood | 63NWE |
| Land | $266,831 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $266,831 |
| Improvement | $4,473,169 |
|---|---|
| Total Improvement | $4,473,169 |
| Market | $4,740,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,740,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,740,000 |
| Taxable Value | $4,740,000 |
|---|
Appreciation: Market value has risen +137.0% from $2,000,000 (2021) to $4,740,000 (2025), a CAGR of 24.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $89,308. Leander ISD is the largest single contributor, at 57.7% 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 6% of market value ($266,831 land vs $4,473,169 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~42 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,740,000, 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 +24.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $13,938,427 by 2030, with an estimated annual tax burden around $122,185. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 30,000 SF | ✗ |
| 1ST | 1st Floor | 29,520 SF | ✓ |
| SO | Sketch Only | 5,800 SF | ✗ |
| 881 | COMMCL FINISHOUT | 300 SF | ✓ |
| 541 | FENCE COMM LF | 250 SF | ✗ |
| 501 | CANOPY | 60 SF | ✗ |
| MISC | Miscellaneous | 1 SF | ✓ |
Market value changed by 82% in 2022, 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $51,519.06 | $51,519.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,815.05 | $17,815.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,594.29 | $5,594.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,901.16 | $4,901.16 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $4,740.00 | $4,740.00 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $4,738.44 | $4,738.44 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $89,308.00 | $89,308.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,619,000 | $4,740,000 | -2.6% |
| Assessed Value | $4,619,000 | $4,740,000 | -2.6% |
| Land Value | $266,831 | $266,831 | +0.0% |
| Improvement Value | $4,352,169 | $4,473,169 | -2.7% |
| Taxable Value | $4,619,000 | $4,740,000 | -2.6% |
| Total Tax 2026 = estimate |
~$87,028
Estimated
|
~$89,308
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,619,000 | $4,619,000 | +0 (+0.0%) |
| Taxable Value | $4,619,000 | $4,619,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,619,000 | $266,831 | $4,352,169 | — | $4,619,000 | $4,619,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,740,000 | $266,831 | $4,473,169 | — | $4,740,000 | $4,740,000 | ~$89,308 | Partial |
| 2024 | $4,559,214 | — | — | −$4,292,383 | $266,831 | $— | $79,149 | Verified |
| 2023 | $4,423,091 | — | — | −$4,156,260 | $266,831 | $— | $81,922 | Verified |
| 2022 | $2,434,385 | — | — | −$2,167,554 | $266,831 | $— | $87,074 | Verified |
| 2021 | $2,000,000 | — | — | −$1,733,169 | $266,831 | $— | $48,955 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.6% | -2.6% | ~100% | Not available | Partial |
| 2025 | +2.9% | +2.9% | ~100% | Not available | Partial |
| 2024 | +1.1% | +1.1% | ~100% | 1.7200% | Verified |
| 2023 | +3.1% | +3.1% | ~100% | 1.8000% | Verified |
| 2022 | +81.7% ! | +81.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +94.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.6% | +21.6% | +24.7% | +81.7% | 2023 | -2.6% | 2026 |
| Assessment Ratio | 100.0% | 39.4% | — | 100.0% | 2025 | 5.9% | 2024 |
| Effective Tax Rate (2025) | 1.8800% | 1.8800% | — | 1.8800% | 2025 | 1.8800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$89,308 | $77,282 | ~$108,434 | $89,308 | 2025 | $48,955 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,881,193 | ~$5,214,000 | ~1.8274% | ~$95,282 | +24.1% |
| 2027 | ~$7,297,137 | ~$5,735,400 | ~1.7707% | ~$101,557 | +53.9% |
| 2028 | ~$9,053,981 | ~$6,308,940 | ~1.7140% | ~$108,135 | +91.0% |
| 2029 | ~$11,233,800 | ~$6,939,834 | ~1.6573% | ~$115,013 | +137.0% |
| 2030 | ~$13,938,427 | ~$7,633,817 | ~1.6006% | ~$122,185 | +194.1% |
| 2026 | ~$5,786,393 | ~$5,214,000 | ~1.8841% | ~$98,239 | +22.1% |
| 2027 | ~$7,063,786 | ~$5,735,400 | ~1.8841% | ~$108,063 | +49.0% |
| 2028 | ~$8,623,173 | ~$6,308,940 | ~1.8841% | ~$118,869 | +81.9% |
| 2029 | ~$10,526,807 | ~$6,939,834 | ~1.8841% | ~$130,756 | +122.1% |
| 2030 | ~$12,850,684 | ~$7,633,817 | ~1.8841% | ~$143,831 | +171.1% |
| 2026 | ~$5,975,993 | ~$5,214,000 | ~1.7991% | ~$93,803 | +26.1% |
| 2027 | ~$7,534,281 | ~$5,735,400 | ~1.7140% | ~$98,305 | +59.0% |
| 2028 | ~$9,498,905 | ~$6,308,940 | ~1.6289% | ~$102,769 | +100.4% |
| 2029 | ~$11,975,821 | ~$6,939,834 | ~1.5439% | ~$107,142 | +152.7% |
| 2030 | ~$15,098,612 | ~$7,633,817 | ~1.4588% | ~$111,362 | +218.5% |
In 2025, this property's market value of $4,740,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,740,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,559,214 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,423,091 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $2,434,385 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,000,000 | $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.