2916 S MO-PAC EXPRESSWAY TX 78746
| Owner | DILLARDS PROPERTIES INC |
|---|---|
| Parcel ID | 0104160102 |
| Short ID | 104321 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 216,012 SF |
| Land SF | 601,607 SF |
| Acres | 13.811 |
| Year Built | 1981 |
| Legal | LOT 5 AMENDED LTS 5-7 BARTON CREEK SQUARE |
| Neighborhood | 40SWE |
| Land | $6,016,070 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,016,070 |
| Improvement | $23,479,999 |
|---|---|
| Total Improvement | $23,479,999 |
| Market | $29,496,069 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $29,496,069 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $29,496,069 |
| Taxable Value | $29,496,069 |
|---|
Appreciation: Market value has risen +210.5% from $9,500,000 (2021) to $29,496,069 (2025), a CAGR of 32.7% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $576,201. 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 20% of market value ($6,016,070 land vs $23,479,999 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~45 yrs), and rent roll drive the underwriting.
Submarket Position: At $29,496,069, 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 +32.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $121,566,751 by 2030, with an estimated annual tax burden around $795,981. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 498,906 SF | ✗ |
| 2ND | 2nd Floor | 104,792 SF | ✓ |
| 1ST | 1st Floor | 103,817 SF | ✓ |
| 3RD | 3rd Floor | 7,403 SF | ✓ |
| 501 | CANOPY | 907 SF | ✗ |
| SO | Sketch Only | 889 SF | ✗ |
| 407 | LOADING DOCK | 290 SF | ✓ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Eanes ISD | 0.8855% | 0.8322% | -4,797 |
| City of Austin | 0.4776% | 0.5240% | +4,178 |
| Travis County | 0.3444% | 0.3758% | +2,826 |
| Travis Central Health | 0.1080% | 0.1180% | +905 |
| Austin Community College | 0.1013% | 0.1034% | +189 |
Market value changed by 218% in 2025, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $74,898.00 | $— | $74,898.00 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $47,161.53 | $— | $47,161.53 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $33,826.05 | $— | $33,826.05 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10,622.07 | $— | $10,622.07 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,306.00 | $— | $9,306.00 |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $175,813.65 | $0.00 | $175,813.65 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $29,496,059 | $29,496,069 | -0.0% |
| Assessed Value | $29,496,059 | $29,496,069 | -0.0% |
| Land Value | $6,016,070 | $6,016,070 | +0.0% |
| Improvement Value | $23,479,989 | $23,479,999 | -0.0% |
| Taxable Value | $29,496,059 | $29,496,069 | -0.0% |
| Total Tax 2026 = estimate |
~$576,201
Estimated
|
$175,814 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $30,783,663 | $29,496,059 | -1,287,604 (-4.2%) |
| Taxable Value | $30,783,663 | $29,496,059 | -1,287,604 (-4.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $29,496,059 | $6,016,070 | $23,479,989 | — | $29,496,059 | $29,496,059 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $29,496,069 | $6,016,070 | $23,479,999 | — | $29,496,069 | $29,496,069 | $175,814 | Verified |
| 2024 | $9,270,000 | — | — | −$3,253,930 | $6,016,070 | $— | $172,787 | Verified |
| 2023 | $10,000,000 | — | — | −$3,983,930 | $6,016,070 | $— | $171,079 | Verified |
| 2022 | $10,000,000 | — | — | −$3,983,930 | $6,016,070 | $— | $184,537 | Verified |
| 2021 | $9,500,000 | — | — | −$3,483,930 | $6,016,070 | $— | $202,460 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.4% | +4.4% | ~100% | Not available | Partial |
| 2025 | +218.2% ! | +218.2% | ~100% | 0.6000% | Verified |
| 2024 | -7.3% | -7.3% | ~100% | 1.8600% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7100% | Verified |
| 2022 | -20.0% | -20.0% | ~100% | 1.8500% | Verified |
| 2021 | base year | — | ~100% | 2.1300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +136.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +-0.0% | +43.2% | +32.7% | +218.2% | 2025 | -7.3% | 2024 |
| Assessment Ratio | 100.0% | 74.8% | — | 100.0% | 2025 | 60.2% | 2022 |
| Effective Tax Rate (2025) | 0.6000% | 0.6000% | — | 0.6000% | 2025 | 0.6000% | 2025 |
| Tax Amount | $175,814 | $181,335 | ~$703,679 | $202,460 | 2021 | $171,079 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$39,153,832 | ~$32,445,676 | ~1.8979% | ~$615,790 | +32.7% |
| 2027 | ~$51,973,792 | ~$35,690,243 | ~1.8423% | ~$657,535 | +76.2% |
| 2028 | ~$68,991,334 | ~$39,259,268 | ~1.7868% | ~$701,471 | +133.9% |
| 2029 | ~$91,580,851 | ~$43,185,195 | ~1.7312% | ~$747,618 | +210.5% |
| 2030 | ~$121,566,751 | ~$47,503,714 | ~1.6756% | ~$795,981 | +312.1% |
| 2026 | ~$38,563,911 | ~$32,445,676 | ~1.9535% | ~$633,821 | +30.7% |
| 2027 | ~$50,419,438 | ~$35,690,243 | ~1.9535% | ~$697,204 | +70.9% |
| 2028 | ~$65,919,655 | ~$39,259,268 | ~1.9535% | ~$766,924 | +123.5% |
| 2029 | ~$86,185,033 | ~$43,185,195 | ~1.9535% | ~$843,616 | +192.2% |
| 2030 | ~$112,680,504 | ~$47,503,714 | ~1.9535% | ~$927,978 | +282.0% |
| 2026 | ~$39,743,753 | ~$32,445,676 | ~1.8701% | ~$606,775 | +34.7% |
| 2027 | ~$53,551,744 | ~$35,690,243 | ~1.7868% | ~$637,701 | +81.6% |
| 2028 | ~$72,156,982 | ~$39,259,268 | ~1.7034% | ~$668,744 | +144.6% |
| 2029 | ~$97,226,153 | ~$43,185,195 | ~1.6200% | ~$699,619 | +229.6% |
| 2030 | ~$131,004,991 | ~$47,503,714 | ~1.5367% | ~$729,982 | +344.1% |
In 2025, this property's market value of $29,496,069 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 21× 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 | $29,496,069 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,270,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $10,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $10,000,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $9,500,000 | $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.