2710 HANCOCK DR TX 78731
| Owner | SHOAL CREEK NURSERY LLC |
|---|---|
| Parcel ID | 0228020625 |
| Short ID | 426030 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,624 SF |
| Land SF | 42,000 SF |
| Acres | 0.964 |
| Year Built | 1963 |
| Legal | LOT 2 BLK A TURNABOUT TERRACE SEC II |
| Neighborhood | 20CEN |
| Land | $1,249,500 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,249,500 |
| Improvement | $56,107 |
|---|---|
| Total Improvement | $56,107 |
| Market | $1,305,607 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,305,607 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,305,607 |
| Taxable Value | $1,305,607 |
|---|
Appreciation: Market value has fallen -1.8% from $1,330,077 (2021) to $1,305,607 (2025), a CAGR of -0.5% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $26,719. Austin ISD is the largest single contributor, at 45.2% 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 96% of market value ($1,249,500 land vs $56,107 improvements), about $30/SF of land. With value concentrated in the land under a ~63-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,305,607, 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 -0.3% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,285,175 by 2031, with an estimated annual tax burden around $24,209. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 17,500 SF | ✗ |
| 501 | CANOPY | 3,968 SF | ✗ |
| 611 | TERRACE | 3,772 SF | ✗ |
| 1ST | 1st Floor | 1,624 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $12,079.48 | $12,079.48 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,841.60 | $6,841.60 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,907.06 | $4,907.06 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,540.92 | $1,540.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,350.00 | $1,350.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,719.06 | $26,719.06 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $12,079.48 | 45.2% |
| CAT City of Austin | 0.5240% | $6,841.60 | 25.6% |
| TCO Travis County | 0.3758% | $4,907.06 | 18.4% |
| THD Travis Central Health | 0.1180% | $1,540.92 | 5.8% |
| ACT Austin Community College | 0.1034% | $1,350.00 | 5.1% |
| Total | 2.0465% | $26,719.06 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,307,433 | $1,305,607 | +0.1% |
| Assessed Value | $1,307,433 | $1,305,607 | +0.1% |
| Land Value | $1,249,500 | $1,249,500 | +0.0% |
| Improvement Value | $57,933 | $56,107 | +3.3% |
| Taxable Value | $1,307,433 | $1,305,607 | +0.1% |
| Total Tax 2026 = estimate |
~$26,756
Estimated
|
~$26,719
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $1,307,433 | $1,249,500 | $57,933 | — | $1,307,433 | $1,307,433 | Not yet — post-cert | Preliminary |
| 2025 | $1,305,607 | $1,249,500 | $56,107 | — | $1,305,607 | $1,305,607 | ~$26,719 | Partial |
| 2024 | $1,305,000 | $1,249,500 | $55,500 | — | $1,305,000 | $1,305,000 | $25,863 | Verified |
| 2023 | $1,361,978 | $1,249,500 | $112,478 | — | $1,361,978 | $1,361,978 | $24,642 | Verified |
| 2022 | $1,330,436 | $1,249,500 | $80,936 | — | $1,330,436 | $1,330,436 | $26,275 | Verified |
| 2021 | $1,330,077 | $1,249,500 | $80,577 | — | $1,330,077 | $1,330,077 | $28,952 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -4.2% | -4.2% | ~100% | No billing data | Verified |
| 2023 | +2.4% | +2.4% | ~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): -1.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.1% | -0.3% | -0.3% | +2.4% | 2023 | -4.2% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$26,719 | $26,490 | ~$25,222 | $28,952 | 2021 | $24,642 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$1,302,951 | ~$1,302,951 | ~2.0139% | ~$26,241 | -0.3% |
| 2028 | ~$1,298,484 | ~$1,298,484 | ~1.9814% | ~$25,728 | -0.7% |
| 2029 | ~$1,294,032 | ~$1,294,032 | ~1.9488% | ~$25,219 | -1.0% |
| 2030 | ~$1,289,596 | ~$1,289,596 | ~1.9163% | ~$24,712 | -1.4% |
| 2031 | ~$1,285,175 | ~$1,285,175 | ~1.8837% | ~$24,209 | -1.7% |
| 2027 | ~$1,276,802 | ~$1,276,802 | ~2.0465% | ~$26,130 | -2.3% |
| 2028 | ~$1,246,889 | ~$1,246,889 | ~2.0465% | ~$25,517 | -4.6% |
| 2029 | ~$1,217,676 | ~$1,217,676 | ~2.0465% | ~$24,920 | -6.9% |
| 2030 | ~$1,189,148 | ~$1,189,148 | ~2.0465% | ~$24,336 | -9.0% |
| 2031 | ~$1,161,288 | ~$1,161,288 | ~2.0465% | ~$23,766 | -11.2% |
| 2027 | ~$1,329,099 | ~$1,329,099 | ~1.9977% | ~$26,551 | +1.7% |
| 2028 | ~$1,351,125 | ~$1,351,125 | ~1.9488% | ~$26,331 | +3.3% |
| 2029 | ~$1,373,515 | ~$1,373,515 | ~1.9000% | ~$26,097 | +5.1% |
| 2030 | ~$1,396,277 | ~$1,396,277 | ~1.8512% | ~$25,848 | +6.8% |
| 2031 | ~$1,419,415 | ~$1,419,415 | ~1.8024% | ~$25,583 | +8.6% |
In 2025, this property's market value of $1,305,607 places it in the 25th–50th percentile for Commercial properties in Travis County (13595 comparable) — -6% 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 | $1,305,607 | $632,506 | $1,382,921 | $3,258,143 | ↓ Below median | -0.8% |
| 2024 | $1,305,000 | $647,500 | $1,401,787 | $3,362,090 | ↓ Below median | +0.0% |
| 2023 | $1,361,978 | $651,680 | $1,383,015 | $3,277,245 | ↓ Below median | +9.7% |
| 2022 | $1,330,436 | $535,964 | $1,190,250 | $2,842,216 | ↑ Above median | +3.3% |
| 2021 | $1,330,077 | $538,645 | $1,173,514 | $2,782,974 | ↑ Above 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 | — |