7835 NORTHCROSS DR TX 78757
| Owner | 2531 WEST ANDERSON LP |
|---|---|
| Parcel ID | 0239040302 |
| Short ID | 242313 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 24,960 SF |
| Land SF | 83,405 SF |
| Acres | 1.915 |
| Year Built | 2002 |
| Legal | LOT A HARRIS J ADDN |
| Neighborhood | 46CEN |
| Land | $6,255,375 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,255,375 |
| Improvement | $319,175 |
|---|---|
| Total Improvement | $319,175 |
| Market | $6,574,550 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,574,550 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,574,550 |
| Taxable Value | $6,574,550 |
|---|
Appreciation: Market value has risen +41.3% from $4,653,663 (2021) to $6,574,550 (2025), a CAGR of 9.0% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $134,547. 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 95% of market value ($6,255,375 land vs $319,175 improvements), about $75/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 $6,574,550, 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 +7.0% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $9,143,783 by 2031, with an estimated annual tax burden around $172,245. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 60,000 SF | ✗ |
| 1ST | 1st Floor | 24,960 SF | ✓ |
| 491 | SPRINKLER HEADS | 24,960 SF | ✗ |
| 611 | TERRACE | 212 SF | ✗ |
| 501 | CANOPY | 182 SF | ✗ |
| 482 | LIGHT POLES | 5 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% | $60,827.74 | $60,827.74 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $34,451.76 | $34,451.76 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $24,710.12 | $24,710.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,759.48 | $7,759.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6,798.08 | $6,798.08 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $134,547.18 | $134,547.18 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $60,827.74 | 45.2% |
| CAT City of Austin | 0.5240% | $34,451.76 | 25.6% |
| TCO Travis County | 0.3758% | $24,710.12 | 18.4% |
| THD Travis Central Health | 0.1180% | $7,759.48 | 5.8% |
| ACT Austin Community College | 0.1034% | $6,798.08 | 5.1% |
| Total | 2.0465% | $134,547.18 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,523,196 | $6,574,550 | -0.8% |
| Assessed Value | $6,523,196 | $6,574,550 | -0.8% |
| Land Value | $6,255,375 | $6,255,375 | +0.0% |
| Improvement Value | $267,821 | $319,175 | -16.1% |
| Taxable Value | $6,523,196 | $6,574,550 | -0.8% |
| Total Tax 2026 = estimate |
~$133,496
Estimated
|
~$134,547
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $6,523,196 | $6,255,375 | $267,821 | — | $6,523,196 | $6,523,196 | Not yet — post-cert | Preliminary |
| 2025 | $6,574,550 | $6,255,375 | $319,175 | — | $6,574,550 | $6,574,550 | ~$134,547 | Partial |
| 2024 | $6,572,803 | $6,255,375 | $317,428 | — | $6,572,803 | $6,572,803 | $130,261 | Verified |
| 2023 | $6,902,211 | $6,255,375 | $646,836 | — | $6,902,211 | $6,902,211 | $124,878 | Verified |
| 2022 | $5,487,000 | $6,255,375 | — | — | $5,487,000 | $5,487,000 | $108,364 | Verified |
| 2021 | $4,653,663 | $4,170,250 | $483,413 | — | $4,653,663 | $4,653,663 | $101,295 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.8% | -0.8% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -4.8% | -4.8% | ~100% | No billing data | Verified |
| 2023 | +25.8% | +25.8% | ~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): +41.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.8% | +7.6% | +7.0% | +25.8% | 2023 | -4.8% | 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 |
$134,547 | $119,869 | ~$156,040 | $134,547 | 2025 | $101,295 | 2021 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$6,979,005 | ~$6,979,005 | ~2.0139% | ~$140,553 | +7.0% |
| 2028 | ~$7,466,664 | ~$7,466,664 | ~1.9814% | ~$147,944 | +14.5% |
| 2029 | ~$7,988,399 | ~$7,988,399 | ~1.9488% | ~$155,681 | +22.5% |
| 2030 | ~$8,546,589 | ~$8,546,589 | ~1.9163% | ~$163,778 | +31.0% |
| 2031 | ~$9,143,783 | ~$9,143,783 | ~1.8837% | ~$172,245 | +40.2% |
| 2027 | ~$6,848,541 | ~$6,848,541 | ~2.0465% | ~$140,154 | +5.0% |
| 2028 | ~$7,190,113 | ~$7,190,113 | ~2.0465% | ~$147,145 | +10.2% |
| 2029 | ~$7,548,721 | ~$7,548,721 | ~2.0465% | ~$154,483 | +15.7% |
| 2030 | ~$7,925,215 | ~$7,925,215 | ~2.0465% | ~$162,188 | +21.5% |
| 2031 | ~$8,320,486 | ~$8,320,486 | ~2.0465% | ~$170,277 | +27.6% |
| 2027 | ~$7,109,469 | ~$7,109,469 | ~1.9977% | ~$142,023 | +9.0% |
| 2028 | ~$7,748,434 | ~$7,748,434 | ~1.9488% | ~$151,005 | +18.8% |
| 2029 | ~$8,444,825 | ~$8,444,825 | ~1.9000% | ~$160,453 | +29.5% |
| 2030 | ~$9,203,805 | ~$9,203,805 | ~1.8512% | ~$170,380 | +41.1% |
| 2031 | ~$10,030,999 | ~$10,030,999 | ~1.8024% | ~$180,796 | +53.8% |
In 2025, this property's market value of $6,574,550 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — 5× 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 | $6,574,550 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $6,572,803 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $6,902,211 | $651,680 | $1,383,015 | $3,277,245 | ↑ Top 25% | +9.7% |
| 2022 | $5,487,000 | $535,964 | $1,190,250 | $2,842,216 | ↑ Top 25% | +3.3% |
| 2021 | $4,653,663 | $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 | — |