2700 VIA FORTUNA 2-250 TX 78746
| Owner | TR TERRACE LP |
|---|---|
| Parcel ID | 0101130402 |
| Short ID | 422331 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 70,418 SF |
| Land SF | 180,294 SF |
| Acres | 4.139 |
| Year Built | 1999 |
| Legal | LOT 1 BLK C TERRACE SEC 4 THE |
| Neighborhood | 51SWE |
| Land | $3,605,880 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,605,880 |
| Improvement | $23,687,985 |
|---|---|
| Total Improvement | $23,687,985 |
| Market | $27,293,865 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $27,293,865 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $27,293,865 |
| Taxable Value | $27,293,865 |
|---|
Appreciation: Market value has fallen -36.1% from $42,689,523 (2021) to $27,293,865 (2025), a CAGR of -10.6% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $533,182. 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 13% of market value ($3,605,880 land vs $23,687,985 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~27 yrs), and rent roll drive the underwriting.
Submarket Position: At $27,293,865, 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 -10.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,604,315 by 2030, with an estimated annual tax burden around $261,469. 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.
13 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 155,000 SF | ✓ |
| 491 | SPRINKLER HEADS | 120,170 SF | ✗ |
| 3RD | 3rd Floor | 25,166 SF | ✓ |
| 4TH | 4th Floor | 25,166 SF | ✓ |
| 5TH | 5th Floor | 23,606 SF | ✓ |
| 1ST | 1st Floor | 22,626 SF | ✓ |
| 2ND | 2nd Floor | 22,626 SF | ✓ |
| SO | Sketch Only | 2,773 SF | ✗ |
| 501 | CANOPY | 1,920 SF | ✗ |
| LOBBY | Lobby | 980 SF | ✓ |
| 551 | PAVED AREA | 460 SF | ✗ |
| 333 | MECHANICAL RM FV | 2 SF | ✓ |
| 482 | LIGHT POLES | 2 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% | $215,123.70 | $215,123.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $135,458.39 | $135,458.39 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $97,155.93 | $97,155.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $30,508.95 | $30,508.95 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $26,728.90 | $26,728.90 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $504,975.87 | $504,975.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $28,939,076 | $27,293,865 | +6.0% |
| Assessed Value | $28,939,076 | $27,293,865 | +6.0% |
| Land Value | $3,605,880 | $3,605,880 | +0.0% |
| Improvement Value | $25,333,196 | $23,687,985 | +6.9% |
| Taxable Value | $28,939,076 | $27,293,865 | +6.0% |
| Total Tax 2026 = estimate |
~$565,321
Estimated
|
~$504,976
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $28,939,076 | $28,939,076 | +0 (+0.0%) |
| Taxable Value | $28,939,076 | $28,939,076 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $28,939,076 | $3,605,880 | $25,333,196 | — | $28,939,076 | $28,939,076 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $27,293,865 | $3,605,880 | $23,687,985 | — | $27,293,865 | $27,293,865 | ~$504,976 | Partial |
| 2024 | $37,950,000 | — | — | −$34,344,120 | $3,605,880 | $— | $610,943 | Verified |
| 2023 | $44,000,000 | — | — | −$40,394,120 | $3,605,880 | $— | $702,431 | Verified |
| 2022 | $— | — | — | — | $3,605,880 | $— | $875,381 | Verified |
| 2021 | $42,689,523 | — | — | −$39,083,643 | $3,605,880 | $— | $903,093 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.0% | +6.0% | ~100% | Not available | Partial |
| 2025 | -19.9% | -19.9% | ~100% | Not available | Partial |
| 2024 | -20.8% | -20.8% | ~100% | 1.7900% | Verified |
| 2023 | -8.3% | -8.3% | ~100% | 1.6300% | Verified |
| 2022 | +12.7% | +12.7% | ~100% | 1.8700% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -34.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.0% | -8.2% | -11.6% | +6.0% | 2026 | -28.1% | 2025 |
| Assessment Ratio | 100.0% | 45.2% | — | 100.0% | 2025 | 8.2% | 2023 |
| Effective Tax Rate (2025) | 1.8500% | 1.8500% | — | 1.8500% | 2025 | 1.8500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$504,976 | $680,361 | ~$355,509 | $903,093 | 2021 | $504,976 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$24,406,245 | ~$24,406,245 | ~1.8979% | ~$463,209 | -10.6% |
| 2027 | ~$21,824,128 | ~$21,824,128 | ~1.8423% | ~$402,074 | -20.0% |
| 2028 | ~$19,515,193 | ~$19,515,193 | ~1.7868% | ~$348,691 | -28.5% |
| 2029 | ~$17,450,536 | ~$17,450,536 | ~1.7312% | ~$302,102 | -36.1% |
| 2030 | ~$15,604,315 | ~$15,604,315 | ~1.6756% | ~$261,469 | -42.8% |
| 2026 | ~$25,929,172 | ~$25,929,172 | ~1.9535% | ~$506,522 | -5.0% |
| 2027 | ~$24,632,713 | ~$24,632,713 | ~1.9535% | ~$481,196 | -9.8% |
| 2028 | ~$23,401,078 | ~$23,401,078 | ~1.9535% | ~$457,137 | -14.3% |
| 2029 | ~$22,231,024 | ~$22,231,024 | ~1.9535% | ~$434,280 | -18.5% |
| 2030 | ~$21,119,472 | ~$21,119,472 | ~1.9535% | ~$412,566 | -22.6% |
| 2026 | ~$24,952,123 | ~$24,952,123 | ~1.8701% | ~$466,636 | -8.6% |
| 2027 | ~$22,811,296 | ~$22,811,296 | ~1.7868% | ~$407,584 | -16.4% |
| 2028 | ~$20,854,146 | ~$20,854,146 | ~1.7034% | ~$355,230 | -23.6% |
| 2029 | ~$19,064,915 | ~$19,064,915 | ~1.6200% | ~$308,860 | -30.1% |
| 2030 | ~$17,429,195 | ~$17,429,195 | ~1.5367% | ~$267,832 | -36.1% |
In 2025, this property's market value of $27,293,865 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 19× 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 | $27,293,865 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $37,950,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $44,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $42,689,523 | $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.