2801 VIA FORTUNA TX 78746
| Owner | TR TERRACE LP |
|---|---|
| Parcel ID | 0101130215 |
| Short ID | 494764 |
| Type | Real |
| Use Code | 50 Office Hi-Rise (≥6 Stories) |
| Valuation | Income |
| Improvement SF | 97,964 SF |
| Land SF | 285,518 SF |
| Acres | 6.555 |
| Year Built | 2002 |
| Legal | LOT 1 BLK E TERRACE SEC 6 THE |
| Neighborhood | 50SWE |
| Land | $5,710,360 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,710,360 |
| Improvement | $44,429,185 |
|---|---|
| Total Improvement | $44,429,185 |
| Market | $50,139,545 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $50,139,545 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $50,139,545 |
| Taxable Value | $50,139,545 |
|---|
Appreciation: Market value has fallen -33.9% from $75,854,944 (2021) to $50,139,545 (2025), a CAGR of -9.8% 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 +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 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $979,468. 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 11% of market value ($5,710,360 land vs $44,429,185 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $50,139,545, this parcel sits in the top quartile (≥75th 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 -9.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $29,883,125 by 2030, with an estimated annual tax burden around $500,727. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 387 | PARKING GAR UNDR | 320,479 SF | ✓ |
| SO | Sketch Only | 305,037 SF | ✗ |
| 491 | SPRINKLER HEADS | 202,216 SF | ✗ |
| 3RD | 3rd Floor | 34,092 SF | ✓ |
| 4TH | 4th Floor | 34,092 SF | ✓ |
| 5TH | 5th Floor | 34,092 SF | ✓ |
| ADDL | Additional Floor | 34,092 SF | ✓ |
| 2ND | 2nd Floor | 32,116 SF | ✓ |
| 1ST | 1st Floor | 31,756 SF | ✓ |
| LOBBY | Lobby | 1,976 SF | ✓ |
| 501 | CANOPY | 981 SF | ✗ |
| 482 | LIGHT POLES | 14 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $390,301.80 | $390,301.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $245,763.97 | $245,763.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $176,271.31 | $176,271.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $55,352.79 | $55,352.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $48,494.60 | $48,494.60 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $916,184.47 | $916,184.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $48,946,591 | $50,139,545 | -2.4% |
| Assessed Value | $48,946,591 | $50,139,545 | -2.4% |
| Land Value | $5,710,360 | $5,710,360 | +0.0% |
| Improvement Value | $43,236,231 | $44,429,185 | -2.7% |
| Taxable Value | $48,946,591 | $50,139,545 | -2.4% |
| Total Tax 2026 = estimate |
~$956,164
Estimated
|
~$916,184
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $48,946,591 | $48,946,591 | +0 (+0.0%) |
| Taxable Value | $48,946,591 | $48,946,591 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $48,946,591 | $5,710,360 | $43,236,231 | — | $48,946,591 | $48,946,591 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $50,139,545 | $5,710,360 | $44,429,185 | — | $50,139,545 | $50,139,545 | ~$916,184 | Partial |
| 2024 | $63,711,879 | — | — | −$58,001,519 | $5,710,360 | $— | $873,299 | Verified |
| 2023 | $83,150,420 | — | — | −$77,440,060 | $5,710,360 | $— | $1,019,351 | Verified |
| 2022 | $— | — | — | — | $5,710,360 | $— | $1,495,237 | Verified |
| 2021 | $75,854,944 | — | — | −$70,144,584 | $5,710,360 | $— | $1,581,333 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.4% | -2.4% | ~100% | Not available | Partial |
| 2025 | -9.8% | -9.8% | ~100% | Not available | Partial |
| 2024 | -12.7% | -12.7% | ~100% | 1.5700% | Verified |
| 2023 | -23.4% | -23.4% | ~100% | 1.6000% | Verified |
| 2022 | +9.1% | +9.1% | ~100% | 1.8000% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -34.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.4% | -9.4% | -9.4% | +9.6% | 2023 | -23.4% | 2024 |
| Assessment Ratio | 100.0% | 44.7% | — | 100.0% | 2025 | 6.9% | 2023 |
| Effective Tax Rate (2025) | 1.8300% | 1.8300% | — | 1.8300% | 2025 | 1.8300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$916,184 | $1,097,542 | ~$668,054 | $1,581,333 | 2021 | $873,299 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$45,209,480 | ~$45,209,480 | ~1.8979% | ~$858,036 | -9.8% |
| 2027 | ~$40,764,173 | ~$40,764,173 | ~1.8423% | ~$751,014 | -18.7% |
| 2028 | ~$36,755,959 | ~$36,755,959 | ~1.7868% | ~$656,742 | -26.7% |
| 2029 | ~$33,141,861 | ~$33,141,861 | ~1.7312% | ~$573,749 | -33.9% |
| 2030 | ~$29,883,125 | ~$29,883,125 | ~1.6756% | ~$500,727 | -40.4% |
| 2026 | ~$47,632,568 | ~$47,632,568 | ~1.9535% | ~$930,495 | -5.0% |
| 2027 | ~$45,250,939 | ~$45,250,939 | ~1.9535% | ~$883,970 | -9.8% |
| 2028 | ~$42,988,392 | ~$42,988,392 | ~1.9535% | ~$839,772 | -14.3% |
| 2029 | ~$40,838,973 | ~$40,838,973 | ~1.9535% | ~$797,783 | -18.5% |
| 2030 | ~$38,797,024 | ~$38,797,024 | ~1.9535% | ~$757,894 | -22.6% |
| 2026 | ~$46,212,271 | ~$46,212,271 | ~1.8701% | ~$864,227 | -7.8% |
| 2027 | ~$42,592,608 | ~$42,592,608 | ~1.7868% | ~$761,030 | -15.1% |
| 2028 | ~$39,256,462 | ~$39,256,462 | ~1.7034% | ~$668,696 | -21.7% |
| 2029 | ~$36,181,626 | ~$36,181,626 | ~1.6200% | ~$586,158 | -27.8% |
| 2030 | ~$33,347,632 | ~$33,347,632 | ~1.5367% | ~$512,448 | -33.5% |
In 2025, this property's market value of $50,139,545 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 35× 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 | $50,139,545 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $63,711,879 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $83,150,420 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $75,854,944 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.