21815 W STATE HY 71 TX 78669
| Owner | ANGELS REAL ESTATE LLC |
|---|---|
| Parcel ID | 0534060144 |
| Short ID | 576825 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,400 SF |
| Land SF | 196,020 SF |
| Acres | 4.500 |
| Year Built | 2005 |
| Legal | LOT 1 BLK A CYPRESS RANCH COMMERCIAL |
| Neighborhood | 32SWE |
| Land | $784,080 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $784,080 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $744,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $744,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $744,000 |
| Taxable Value | $744,000 |
|---|
Appreciation: Market value has fallen -44.1% from $1,330,404 (2021) to $744,000 (2025), a CAGR of -13.5% 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 1.7041% in 2025 (+0.0281% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $12,678. Lake Travis ISD is the largest single contributor, at 61.0% 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 105% of market value ($784,080 land vs $0 improvements), about $4/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $744,000, 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 -13.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $359,799 by 2030, with an estimated annual tax burden around $5,321. 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 | 2,400 SF | ✓ |
| 501 | CANOPY | 2,199 SF | ✗ |
| 611 | TERRACE | 2,199 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 252 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $7,735.37 | $7,735.37 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,796.29 | $2,796.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $878.09 | $878.09 | Paid |
| E08 Travis County ESD # 08 | 0.0970% | 0.0790% | 0.0810% | 0.0830% | 0.0930% | +0.0100% | $692.03 | $692.03 | Paid |
| E16 Travis County ESD # 16 | 0.0880% | 0.0740% | 0.0730% | 0.0750% | 0.0775% | +0.0025% | $576.60 | $576.60 | Paid |
| Combined Rate | 1.8843% | 1.7820% | 1.6334% | 1.6760% | 1.7041% | +0.0281% | $12,678.38 | $12,678.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $744,000 | $744,000 | +0.0% |
| Assessed Value | $744,000 | $744,000 | +0.0% |
| Land Value | $784,080 | $784,080 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $744,000 | $744,000 | +0.0% |
| Total Tax 2026 = estimate |
~$12,678
Estimated
|
~$12,678
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $884,492 | $744,000 | -140,492 (-15.9%) |
| Taxable Value | $884,492 | $744,000 | -140,492 (-15.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $744,000 | $784,080 | — | — | $744,000 | $744,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $744,000 | $784,080 | — | — | $744,000 | $744,000 | ~$12,678 | Partial |
| 2024 | $940,576 | — | — | −$196,154 | $744,422 | $— | $12,477 | Verified |
| 2023 | $818,800 | — | — | −$34,720 | $784,080 | $— | $15,364 | Verified |
| 2022 | $823,617 | — | — | −$39,537 | $784,080 | $— | $14,591 | Verified |
| 2021 | $1,330,404 | — | — | −$546,324 | $784,080 | $— | $15,519 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +18.9% | +18.9% | ~100% | Not available | Partial |
| 2025 | -0.1% | -0.1% | ~100% | Not available | Partial |
| 2024 | -20.9% | -20.9% | ~100% | 1.6800% | Verified |
| 2023 | +14.9% | +14.9% | ~100% | 1.6300% | Verified |
| 2022 | -0.6% | -0.6% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 1.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -9.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -8.9% | -13.5% | +14.9% | 2024 | -38.1% | 2022 |
| Assessment Ratio | 100.0% | 88.2% | — | 100.0% | 2025 | 58.9% | 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 |
$12,678 | $14,126 | ~$7,773 | $15,519 | 2021 | $12,477 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$643,384 | ~$643,384 | ~1.6590% | ~$10,674 | -13.5% |
| 2027 | ~$556,375 | ~$556,375 | ~1.6140% | ~$8,980 | -25.2% |
| 2028 | ~$481,133 | ~$481,133 | ~1.5689% | ~$7,549 | -35.3% |
| 2029 | ~$416,066 | ~$416,066 | ~1.5239% | ~$6,340 | -44.1% |
| 2030 | ~$359,799 | ~$359,799 | ~1.4788% | ~$5,321 | -51.6% |
| 2026 | ~$706,800 | ~$706,800 | ~1.7041% | ~$12,044 | -5.0% |
| 2027 | ~$671,460 | ~$671,460 | ~1.7041% | ~$11,442 | -9.8% |
| 2028 | ~$637,887 | ~$637,887 | ~1.7041% | ~$10,870 | -14.3% |
| 2029 | ~$605,993 | ~$605,993 | ~1.7041% | ~$10,327 | -18.5% |
| 2030 | ~$575,693 | ~$575,693 | ~1.7041% | ~$9,810 | -22.6% |
| 2026 | ~$658,264 | ~$658,264 | ~1.6365% | ~$10,773 | -11.5% |
| 2027 | ~$582,408 | ~$582,408 | ~1.5689% | ~$9,138 | -21.7% |
| 2028 | ~$515,293 | ~$515,293 | ~1.5014% | ~$7,736 | -30.7% |
| 2029 | ~$455,913 | ~$455,913 | ~1.4338% | ~$6,537 | -38.7% |
| 2030 | ~$403,375 | ~$403,375 | ~1.3662% | ~$5,511 | -45.8% |
In 2025, this property's market value of $744,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -48% 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 | $744,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $940,576 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $818,800 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $823,617 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,330,404 | $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.