1705 N CUERNAVACA DR TX 78733
| Owner | PATRIZI PROPERTIES LLC |
|---|---|
| Parcel ID | 0131360628 |
| Short ID | 127145 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,278 SF |
| Land SF | 15,299 SF |
| Acres | 0.351 |
| Year Built | 2009 |
| Legal | LOT 11 BLK 51 AUSTIN LAKE HILLS SEC 1 |
| Neighborhood | 32SWE |
| Land | $183,593 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $183,593 |
| Improvement | $840,431 |
|---|---|
| Total Improvement | $840,431 |
| Market | $1,024,024 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,024,024 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,024,024 |
| Taxable Value | $1,024,024 |
|---|
Appreciation: Market value has risen +0.7% from $1,016,520 (2021) to $1,024,024 (2025), a CAGR of 0.2% over 4 years. Growth has been relatively flat for this asset class. 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 +17.8%, so this parcel has lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.4813% in 2025 (-0.0143% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $15,169. Eanes ISD is the largest single contributor, at 56.2% 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 18% of market value ($183,593 land vs $840,431 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~17 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,024,024, this parcel sits in the lower-middle (25th–50th 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 +0.1% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,031,583 by 2031, with an estimated annual tax burden around $12,444. 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 | 4,278 SF | ✓ |
| 611 | TERRACE | 2,196 SF | ✗ |
| 551 | PAVED AREA | 1,600 SF | ✗ |
| 501 | CANOPY | 1,046 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% | $8,521.93 | $8,521.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,848.74 | $3,848.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,208.58 | $1,208.58 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $1,024.02 | $1,024.02 | Paid |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $565.26 | $565.26 | Paid |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $15,168.53 | $15,168.53 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IEA Eanes ISD | 0.8322% | $8,521.93 | 56.2% |
| TCO Travis County | 0.3758% | $3,848.74 | 25.4% |
| THD Travis Central Health | 0.1180% | $1,208.58 | 8.0% |
| E10 Travis County ESD # 10 | 0.1000% | $1,024.02 | 6.8% |
| W18 WCID # 18 | 0.0552% | $565.26 | 3.7% |
| Total | 1.4813% | $15,168.53 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,024,024 | $1,024,024 | +0.0% |
| Assessed Value | $1,024,024 | $1,024,024 | +0.0% |
| Land Value | $183,593 | $183,593 | +0.0% |
| Improvement Value | $840,431 | $840,431 | +0.0% |
| Taxable Value | $1,024,024 | $1,024,024 | +0.0% |
| Total Tax 2026 = estimate |
~$15,169
Estimated
|
~$15,169
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,024,024 | $183,593 | $840,431 | — | $1,024,024 | $1,024,024 | Not yet — post-cert | Preliminary |
| 2025 | $1,024,024 | $183,593 | $840,431 | — | $1,024,024 | $1,024,024 | ~$15,169 | Partial |
| 2024 | $1,127,617 | $183,593 | $944,024 | — | $1,127,617 | $1,127,617 | $16,865 | Verified |
| 2023 | $1,070,133 | $183,593 | $886,540 | — | $1,070,133 | $1,070,133 | $15,565 | Verified |
| 2022 | $834,859 | $183,593 | $651,266 | — | $834,859 | $834,859 | $13,252 | Verified |
| 2021 | $1,016,520 | $183,593 | $832,927 | — | $1,016,520 | $1,016,520 | $17,294 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | -9.2% | -9.2% | ~100% | Not available | Partial |
| 2024 | +5.4% | +5.4% | ~100% | No billing data | Verified |
| 2023 | +28.2% | +28.2% | ~100% | No billing data | Verified |
| 2022 | -17.9% | -17.9% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +1.3% | +0.1% | +28.2% | 2023 | -17.9% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 1.4800% | 1.4800% | — | 1.4800% | 2025 | 1.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,169 | $15,629 | ~$13,537 | $17,294 | 2021 | $13,252 | 2022 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,025,531 | ~$1,025,531 | ~1.4263% | ~$14,627 | +0.1% |
| 2028 | ~$1,027,041 | ~$1,027,041 | ~1.3713% | ~$14,083 | +0.3% |
| 2029 | ~$1,028,553 | ~$1,028,553 | ~1.3163% | ~$13,538 | +0.4% |
| 2030 | ~$1,030,067 | ~$1,030,067 | ~1.2613% | ~$12,992 | +0.6% |
| 2031 | ~$1,031,583 | ~$1,031,583 | ~1.2063% | ~$12,444 | +0.7% |
| 2027 | ~$1,005,051 | ~$1,005,051 | ~1.4813% | ~$14,887 | -1.9% |
| 2028 | ~$986,429 | ~$986,429 | ~1.4813% | ~$14,612 | -3.7% |
| 2029 | ~$968,153 | ~$968,153 | ~1.4813% | ~$14,341 | -5.5% |
| 2030 | ~$950,215 | ~$950,215 | ~1.4813% | ~$14,075 | -7.2% |
| 2031 | ~$932,610 | ~$932,610 | ~1.4813% | ~$13,814 | -8.9% |
| 2027 | ~$1,046,012 | ~$1,046,012 | ~1.3988% | ~$14,631 | +2.1% |
| 2028 | ~$1,068,472 | ~$1,068,472 | ~1.3163% | ~$14,064 | +4.3% |
| 2029 | ~$1,091,414 | ~$1,091,414 | ~1.2338% | ~$13,465 | +6.6% |
| 2030 | ~$1,114,849 | ~$1,114,849 | ~1.1513% | ~$12,835 | +8.9% |
| 2031 | ~$1,138,787 | ~$1,138,787 | ~1.0687% | ~$12,171 | +11.2% |
In 2025, this property's market value of $1,024,024 places it in the 25th–50th percentile for Commercial properties in Travis County (13595 comparable) — -26% below 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 | $1,024,024 | $632,506 | $1,382,921 | $3,258,143 | ↓ Below median | -0.8% |
| 2024 | $1,127,617 | $647,500 | $1,401,787 | $3,362,090 | ↓ Below median | +0.0% |
| 2023 | $1,070,133 | $651,680 | $1,383,015 | $3,277,245 | ↓ Below median | +9.7% |
| 2022 | $834,859 | $535,964 | $1,190,250 | $2,842,216 | ↓ Below median | +3.3% |
| 2021 | $1,016,520 | $538,645 | $1,173,514 | $2,782,974 | ↓ Below median | 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 | — |