22900 WINDY VALLEY RD LEANDER, TX 78641
| Owner | NAMELESS ICE DISTRIBUTORS LLC |
|---|---|
| Parcel ID | 0517670412 |
| Short ID | 354199 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 3,280 SF |
| Land SF | 16,988 SF |
| Acres | 0.390 |
| Year Built | 1992 |
| Legal | LOT 5-A SANDY CREEK RANCHES PHS 1 SEC 1 |
| Neighborhood | 61NWE |
| Land | $25,483 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $25,483 |
| Improvement | $216,379 |
|---|---|
| Total Improvement | $216,379 |
| Market | $241,862 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $241,862 |
| Value Limitation Adjustment (−) (homestead cap) | −$20,542 |
| Net Appraised (assessed) | $221,320 |
| Taxable Value | $221,320 |
|---|
| Total Due | $30,508.20 |
|---|---|
| First Delinquent | 2018 |
Appreciation: Market value has risen +42.2% from $170,083 (2021) to $241,862 (2025), a CAGR of 9.2% 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 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,170. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.
Assessment Gap: Assessed value ($221,320) is $20,542 below market value, suggesting potential for an upward assessment in future years.
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 11% of market value ($25,483 land vs $216,379 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age (~34 yrs), and rent roll drive the underwriting.
Submarket Position: At $241,862, 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 +9.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $375,579 by 2030, with an estimated annual tax burden around $5,705. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $30,508.20 in unpaid taxes since 2018. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 3,400 SF | ✗ |
| 1ST | 1st Floor | 3,280 SF | ✓ |
| 591 | MASONRY TRIM SF | 350 SF | ✗ |
| 881 | COMMCL FINISHOUT | 225 SF | ✓ |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| 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% | $2,405.53 | $2,405.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $831.82 | $831.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $261.21 | $261.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $228.84 | $228.84 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $221.32 | $221.32 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $221.25 | $221.25 | Paid |
| Combined Rate | 2.1110% | 1.9686% | 1.7968% | 1.8316% | 1.8841% | +0.0525% | $4,169.97 | $4,169.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $289,135 | $241,862 | +19.5% |
| Assessed Value | $265,584 | $221,320 | +20.0% |
| Land Value | $25,483 | $25,483 | +0.0% |
| Improvement Value | $263,652 | $216,379 | +21.8% |
| Taxable Value | $265,584 | $221,320 | +20.0% |
| HS Cap Loss | -$23,551 | — | |
| Total Tax 2026 = estimate |
~$5,004
Estimated
|
~$4,170
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $289,135 | $289,135 | +0 (+0.0%) |
| Taxable Value | $265,584 | $265,584 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $289,135 | $25,483 | $263,652 | −$23,551 | $265,584 | $265,584 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $241,862 | $25,483 | $216,379 | −$20,542 | $221,320 | $221,320 | ~$4,170 | Partial |
| 2024 | $230,479 | — | — | −$204,996 | $25,483 | $— | $3,378 | Verified |
| 2023 | $214,449 | — | — | −$188,966 | $25,483 | $— | $4,141 | Verified |
| 2022 | $167,229 | — | — | −$141,746 | $25,483 | $— | $4,222 | Verified |
| 2021 | $170,083 | — | — | −$144,600 | $25,483 | $— | $3,363 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.5% | +20.0% | 91.8% | Not available | Partial |
| 2025 | +31.1% | +20.0% | 91.5% | Not available | Partial |
| 2024 | -20.0% | -20.0% | ~100% | 1.8300% | Verified |
| 2023 | +7.5% | +7.5% | ~100% | 1.8000% | Verified |
| 2022 | +28.2% | +28.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +44.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +19.5% | +11.7% | +5.6% | +28.2% | 2023 | -1.7% | 2022 |
| Assessment Ratio | 91.9% | 39.4% | — | 91.9% | 2026 | 11.1% | 2024 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,170 | $3,855 | ~$5,063 | $4,222 | 2022 | $3,363 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$264,116 | ~$243,452 | ~1.8274% | ~$4,449 | +9.2% |
| 2027 | ~$288,417 | ~$267,797 | ~1.7707% | ~$4,742 | +19.2% |
| 2028 | ~$314,954 | ~$294,577 | ~1.7140% | ~$5,049 | +30.2% |
| 2029 | ~$343,933 | ~$324,035 | ~1.6573% | ~$5,370 | +42.2% |
| 2030 | ~$375,579 | ~$356,438 | ~1.6006% | ~$5,705 | +55.3% |
| 2026 | ~$259,279 | ~$243,452 | ~1.8841% | ~$4,587 | +7.2% |
| 2027 | ~$277,949 | ~$267,797 | ~1.8841% | ~$5,046 | +14.9% |
| 2028 | ~$297,964 | ~$294,577 | ~1.8841% | ~$5,550 | +23.2% |
| 2029 | ~$319,421 | ~$319,421 | ~1.8841% | ~$6,018 | +32.1% |
| 2030 | ~$342,422 | ~$342,422 | ~1.8841% | ~$6,452 | +41.6% |
| 2026 | ~$268,953 | ~$243,452 | ~1.7991% | ~$4,380 | +11.2% |
| 2027 | ~$299,078 | ~$267,797 | ~1.7140% | ~$4,590 | +23.7% |
| 2028 | ~$332,578 | ~$294,577 | ~1.6289% | ~$4,798 | +37.5% |
| 2029 | ~$369,830 | ~$324,035 | ~1.5439% | ~$5,003 | +52.9% |
| 2030 | ~$411,255 | ~$356,438 | ~1.4588% | ~$5,200 | +70.0% |
In 2025, this property's market value of $241,862 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -83% 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 | $241,862 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $230,479 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $214,449 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $167,229 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $170,083 | $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.