901 S MO-PAC EXPRESSWAY C-3 TX 78746
| Owner | HPIBOP 2&3 JV LP |
|---|---|
| Parcel ID | 0104090509 |
| Short ID | 374444 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 72,716 SF |
| Land SF | 147,795 SF |
| Acres | 3.393 |
| Year Built | 1998 |
| Legal | UNT 3 BLD C BARTON OAKS PLAZA CONDOMINIUM AMENDED PLUS 16.6666 % INT IN COM AREA |
| Neighborhood | 51SWE |
| Land | $2,216,925 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,216,925 |
| Improvement | $26,309,171 |
|---|---|
| Total Improvement | $26,309,171 |
| Market | $28,526,096 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $28,526,096 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $28,526,096 |
| Taxable Value | $28,526,096 |
|---|
Appreciation: Market value has fallen -36.9% from $45,187,600 (2021) to $28,526,096 (2025), a CAGR of -10.9% 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 $557,253. 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 8% of market value ($2,216,925 land vs $26,309,171 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~28 yrs), and rent roll drive the underwriting.
Submarket Position: At $28,526,096, 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 -10.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,051,705 by 2030, with an estimated annual tax burden around $268,965. 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 |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 125,023 SF | ✗ |
| 187 | PARKING GARAGE | 107,700 SF | ✓ |
| 3RD | 3rd Floor | 24,835 SF | ✓ |
| 4TH | 4th Floor | 24,835 SF | ✓ |
| 2ND | 2nd Floor | 24,646 SF | ✓ |
| 5TH | 5th Floor | 23,845 SF | ✓ |
| 1ST | 1st Floor | 23,235 SF | ✓ |
| 551 | PAVED AREA | 10,640 SF | ✗ |
| LOBBY | Lobby | 3,627 SF | ✓ |
| 501 | CANOPY | 1,923 SF | ✗ |
| 611 | TERRACE | 35 SF | ✗ |
| 413 | STAIRWAY EXT | 10 SF | ✓ |
| 482 | LIGHT POLES | 5 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% | $237,394.17 | $237,394.17 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $149,481.59 | $149,481.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $107,213.91 | $107,213.91 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $33,667.35 | $33,667.35 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $29,495.98 | $29,495.98 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $557,253.00 | $557,253.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $25,488,406 | $28,526,096 | -10.6% |
| Assessed Value | $25,488,406 | $28,526,096 | -10.6% |
| Land Value | $2,216,925 | $2,216,925 | +0.0% |
| Improvement Value | $23,271,481 | $26,309,171 | -11.5% |
| Taxable Value | $25,488,406 | $28,526,096 | -10.6% |
| Total Tax 2026 = estimate |
~$497,912
Estimated
|
~$557,253
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $25,488,406 | $25,488,406 | +0 (+0.0%) |
| Taxable Value | $25,488,406 | $25,488,406 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $25,488,406 | $2,216,925 | $23,271,481 | — | $25,488,406 | $25,488,406 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $28,526,096 | $2,216,925 | $26,309,171 | — | $28,526,096 | $28,526,096 | ~$557,253 | Partial |
| 2024 | $38,500,000 | — | — | −$36,283,075 | $2,216,925 | $— | $605,160 | Verified |
| 2023 | $52,139,811 | — | — | −$49,922,886 | $2,216,925 | $— | $713,504 | Verified |
| 2022 | $45,328,726 | — | — | −$43,111,801 | $2,216,925 | $— | $1,033,892 | Verified |
| 2021 | $45,187,600 | — | — | −$42,970,675 | $2,216,925 | $— | $986,253 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -10.6% | -10.6% | ~100% | Not available | Partial |
| 2025 | -9.6% | -9.6% | ~100% | Not available | Partial |
| 2024 | -29.1% | -29.1% | ~100% | 1.9200% | Verified |
| 2023 | -14.5% | -14.5% | ~100% | 1.6000% | Verified |
| 2022 | +15.0% | +15.0% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -37.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -10.6% | -9.5% | -8.7% | +15.0% | 2023 | -26.2% | 2024 |
| Assessment Ratio | 100.0% | 36.6% | — | 100.0% | 2025 | 4.3% | 2023 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$557,253 | $779,212 | ~$368,368 | $1,033,892 | 2022 | $557,253 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$25,427,175 | ~$25,427,175 | ~1.8979% | ~$482,585 | -10.9% |
| 2027 | ~$22,664,903 | ~$22,664,903 | ~1.8423% | ~$417,564 | -20.5% |
| 2028 | ~$20,202,710 | ~$20,202,710 | ~1.7868% | ~$360,975 | -29.2% |
| 2029 | ~$18,007,997 | ~$18,007,997 | ~1.7312% | ~$311,753 | -36.9% |
| 2030 | ~$16,051,705 | ~$16,051,705 | ~1.6756% | ~$268,965 | -43.7% |
| 2026 | ~$27,099,791 | ~$27,099,791 | ~1.9535% | ~$529,390 | -5.0% |
| 2027 | ~$25,744,802 | ~$25,744,802 | ~1.9535% | ~$502,921 | -9.7% |
| 2028 | ~$24,457,562 | ~$24,457,562 | ~1.9535% | ~$477,775 | -14.3% |
| 2029 | ~$23,234,683 | ~$23,234,683 | ~1.9535% | ~$453,886 | -18.5% |
| 2030 | ~$22,072,949 | ~$22,072,949 | ~1.9535% | ~$431,192 | -22.6% |
| 2026 | ~$25,997,697 | ~$25,997,697 | ~1.8701% | ~$486,189 | -8.9% |
| 2027 | ~$23,693,401 | ~$23,693,401 | ~1.7868% | ~$423,345 | -16.9% |
| 2028 | ~$21,593,345 | ~$21,593,345 | ~1.7034% | ~$367,822 | -24.3% |
| 2029 | ~$19,679,428 | ~$19,679,428 | ~1.6200% | ~$318,815 | -31.0% |
| 2030 | ~$17,935,149 | ~$17,935,149 | ~1.5367% | ~$275,607 | -37.1% |
In 2025, this property's market value of $28,526,096 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 20× 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 | $28,526,096 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $38,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $52,139,811 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $45,328,726 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $45,187,600 | $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.