TAMARRON BLVD TX 78746
| Owner | NORDSTROM INC |
|---|---|
| Parcel ID | 0105170503 |
| Short ID | 540855 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 144,818 SF |
| Land SF | 107,375 SF |
| Acres | 2.465 |
| Year Built | 2002 |
| Legal | LOT 2 BARTON CREEK SQUARE RESUB OF LOT 2 |
| Neighborhood | 40SWE |
| Land | $1,073,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,073,750 |
| Improvement | $11,338,250 |
|---|---|
| Total Improvement | $11,338,250 |
| Market | $12,412,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,412,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,412,000 |
| Taxable Value | $12,412,000 |
|---|
Appreciation: Market value has risen +29.3% from $9,600,000 (2021) to $12,412,000 (2025), a CAGR of 6.6% over 4 years. This represents moderate, steady growth. 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 +17.8%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $242,467. Eanes ISD is the largest single contributor, at 42.6% 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 9% of market value ($1,073,750 land vs $11,338,250 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $12,412,000, this parcel sits in the top quartile (≥75th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +19.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $56,249,666 by 2031, with an estimated annual tax burden around $627,096. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 73,676 SF | ✓ |
| 2ND | 2nd Floor | 71,142 SF | ✓ |
| 551 | PAVED AREA | 23,280 SF | ✗ |
| 611 | TERRACE | 5,571 SF | ✗ |
| 328 | MEZZ COMM (STG) | 3,816 SF | ✓ |
| 501 | CANOPY | 1,340 SF | ✗ |
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.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $103,292.66 | $103,292.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $65,040.99 | $65,040.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $46,649.88 | $46,649.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,649.01 | $14,649.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,834.01 | $12,834.01 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $242,466.55 | $242,466.55 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $103,292.66 | 42.6% |
| CAT City of Austin | 0.5240% | $65,040.99 | 26.8% |
| TCO Travis County | 0.3758% | $46,649.88 | 19.2% |
| THD Travis Central Health | 0.1180% | $14,649.01 | 6.0% |
| ACT Austin Community College | 0.1034% | $12,834.01 | 5.3% |
| Total | 1.9535% | $242,466.55 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $23,237,831 | $12,412,000 | +87.2% |
| Assessed Value | $23,237,831 | $12,412,000 | +87.2% |
| Land Value | $1,073,750 | $1,073,750 | +0.0% |
| Improvement Value | $22,164,081 | $11,338,250 | +95.5% |
| Taxable Value | $23,237,831 | $12,412,000 | +87.2% |
| Total Tax 2026 = estimate |
~$453,948
Estimated
|
~$242,467
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $23,237,831 | $1,073,750 | $22,164,081 | — | $23,237,831 | $23,237,831 | Not yet — post-cert | Preliminary |
| 2025 | $12,412,000 | $1,073,750 | $11,338,250 | — | $12,412,000 | $12,412,000 | ~$242,467 | Partial |
| 2024 | $12,412,000 | $1,073,750 | $11,338,250 | — | $12,412,000 | $12,412,000 | $170,523 | Verified |
| 2023 | $9,600,000 | $1,073,750 | $8,526,250 | — | $9,600,000 | $9,600,000 | $160,771 | Verified |
| 2022 | $9,600,000 | $1,073,750 | $8,526,250 | — | $9,600,000 | $9,600,000 | $173,403 | Verified |
| 2021 | $9,600,000 | $1,073,750 | $8,526,250 | — | $9,600,000 | $9,600,000 | $190,236 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +87.2% ! | +87.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +29.3% | +29.3% | ~100% | No billing data | Verified |
| 2023 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2022 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +87.2% | +23.3% | +19.3% | +87.2% | 2026 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$242,467 | $187,480 | ~$554,378 | $242,467 | 2025 | $160,771 | 2023 |
Market value changed by 87% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$27,731,953 | ~$25,561,614 | ~1.8979% | ~$485,137 | +19.3% |
| 2028 | ~$33,095,224 | ~$28,117,776 | ~1.8423% | ~$518,024 | +42.4% |
| 2029 | ~$39,495,735 | ~$30,929,553 | ~1.7868% | ~$552,638 | +70.0% |
| 2030 | ~$47,134,084 | ~$34,022,508 | ~1.7312% | ~$588,995 | +102.8% |
| 2031 | ~$56,249,666 | ~$37,424,759 | ~1.6756% | ~$627,096 | +142.1% |
| 2027 | ~$27,267,197 | ~$25,561,614 | ~1.9535% | ~$499,342 | +17.3% |
| 2028 | ~$31,995,241 | ~$28,117,776 | ~1.9535% | ~$549,277 | +37.7% |
| 2029 | ~$37,543,114 | ~$30,929,553 | ~1.9535% | ~$604,204 | +61.6% |
| 2030 | ~$44,052,970 | ~$34,022,508 | ~1.9535% | ~$664,625 | +89.6% |
| 2031 | ~$51,691,615 | ~$37,424,759 | ~1.9535% | ~$731,087 | +122.4% |
| 2027 | ~$28,196,710 | ~$25,561,614 | ~1.8701% | ~$478,034 | +21.3% |
| 2028 | ~$34,213,798 | ~$28,117,776 | ~1.7868% | ~$502,398 | +47.2% |
| 2029 | ~$41,514,913 | ~$30,929,553 | ~1.7034% | ~$526,855 | +78.7% |
| 2030 | ~$50,374,063 | ~$34,022,508 | ~1.6200% | ~$551,180 | +116.8% |
| 2031 | ~$61,123,727 | ~$37,424,759 | ~1.5367% | ~$575,100 | +163.0% |
In 2025, this property's market value of $12,412,000 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — 9× the county median of $1,382,921. 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 | $12,412,000 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $12,412,000 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $9,600,000 | $651,680 | $1,383,015 | $3,277,245 | ↑ Top 25% | +9.7% |
| 2022 | $9,600,000 | $535,964 | $1,190,250 | $2,842,216 | ↑ Top 25% | +3.3% |
| 2021 | $9,600,000 | $538,645 | $1,173,514 | $2,782,974 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |