3103 TAMARRON BLVD TX 78746
| Owner | DILLARDS PROPERTIES INC |
|---|---|
| Parcel ID | 0105160101 |
| Short ID | 104598 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 80,616 SF |
| Land SF | 190,749 SF |
| Acres | 4.379 |
| Year Built | 1980 |
| Legal | LOT 4 BLK A BARTON CREEK SQUARE |
| Neighborhood | 40SWE |
| Land | $1,907,490 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,907,490 |
| Improvement | $4,786,094 |
|---|---|
| Total Improvement | $4,786,094 |
| Market | $6,693,584 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,693,584 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,137,584 |
| Net Appraised (assessed) | $5,556,000 |
| Taxable Value | $5,556,000 |
|---|
Appreciation: Market value has risen +33.9% from $4,999,000 (2021) to $6,693,584 (2025), a CAGR of 7.6% over 4 years. This represents moderate, steady growth. 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 $108,536. Eanes ISD is the largest single contributor, at 42.6% of the total 2025 levy.
Assessment Gap: Assessed value ($5,556,000) is $1,137,584 below market value, suggesting potential for an upward assessment in future years.
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 28% of market value ($1,907,490 land vs $4,786,094 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~46 yrs), and rent roll drive the underwriting.
Submarket Position: At $6,693,584, 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 +7.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,641,136 by 2030, with an estimated annual tax burden around $149,934. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 149,749 SF | ✗ |
| 2ND | 2nd Floor | 40,359 SF | ✓ |
| 1ST | 1st Floor | 40,257 SF | ✓ |
| 501 | CANOPY | 102 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $33,288.00 | $33,288.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $20,960.68 | $20,960.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,033.80 | $15,033.80 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,720.92 | $4,720.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,136.00 | $4,136.00 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $78,139.40 | $78,139.40 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,693,584 | $6,693,584 | +0.0% |
| Assessed Value | $4,800,000 | $5,556,000 | -13.6% |
| Land Value | $1,907,490 | $1,907,490 | +0.0% |
| Improvement Value | $4,786,094 | $4,786,094 | +0.0% |
| Taxable Value | $4,800,000 | $5,556,000 | -13.6% |
| HS Cap Loss | -$1,893,584 | — | |
| Total Tax 2026 = estimate |
~$93,767
Estimated
|
~$78,139
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,680,040 | $6,693,584 | -2,986,456 (-30.9%) |
| Taxable Value | $4,800,000 | $4,800,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,693,584 | $1,907,490 | $4,786,094 | −$1,893,584 | $4,800,000 | $4,800,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,693,584 | $1,907,490 | $4,786,094 | −$1,137,584 | $5,556,000 | $5,556,000 | ~$78,139 | Partial |
| 2024 | $4,630,000 | — | — | −$2,722,510 | $1,907,490 | $— | $77,311 | Verified |
| 2023 | $4,999,000 | — | — | −$3,091,510 | $1,907,490 | $— | $85,452 | Verified |
| 2022 | $4,999,000 | — | — | −$3,091,510 | $1,907,490 | $— | $92,174 | Verified |
| 2021 | $4,999,000 | — | — | −$3,091,510 | $1,907,490 | $— | $101,125 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +44.6% | -13.6% | 49.6% | Not available | Partial |
| 2025 | +44.6% | +20.0% | 83.0% | Not available | Partial |
| 2024 | -7.4% | -7.4% | ~100% | 1.6700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.7100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8400% | Verified |
| 2021 | base year | — | ~100% | 2.0200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +7.4% | +7.6% | +44.6% | 2025 | -7.4% | 2024 |
| Assessment Ratio | 71.7% | 51.8% | — | 83.0% | 2025 | 38.2% | 2021 |
| Effective Tax Rate (2025) | 1.1700% | 1.1700% | — | 1.1700% | 2025 | 1.1700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$78,139 | $86,840 | ~$132,548 | $101,125 | 2021 | $77,311 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,200,334 | ~$6,111,600 | ~1.8979% | ~$115,993 | +7.6% |
| 2027 | ~$7,745,447 | ~$6,722,760 | ~1.8423% | ~$123,856 | +15.7% |
| 2028 | ~$8,331,830 | ~$7,395,036 | ~1.7868% | ~$132,132 | +24.5% |
| 2029 | ~$8,962,606 | ~$8,134,540 | ~1.7312% | ~$140,824 | +33.9% |
| 2030 | ~$9,641,136 | ~$8,947,994 | ~1.6756% | ~$149,934 | +44.0% |
| 2026 | ~$7,066,462 | ~$6,111,600 | ~1.9535% | ~$119,389 | +5.6% |
| 2027 | ~$7,460,111 | ~$6,722,760 | ~1.9535% | ~$131,328 | +11.5% |
| 2028 | ~$7,875,690 | ~$7,395,036 | ~1.9535% | ~$144,461 | +17.7% |
| 2029 | ~$8,314,419 | ~$8,134,540 | ~1.9535% | ~$158,907 | +24.2% |
| 2030 | ~$8,777,589 | ~$8,777,589 | ~1.9535% | ~$171,469 | +31.1% |
| 2026 | ~$7,334,205 | ~$6,111,600 | ~1.8701% | ~$114,295 | +9.6% |
| 2027 | ~$8,036,138 | ~$6,722,760 | ~1.7868% | ~$120,120 | +20.1% |
| 2028 | ~$8,805,251 | ~$7,395,036 | ~1.7034% | ~$125,967 | +31.5% |
| 2029 | ~$9,647,973 | ~$8,134,540 | ~1.6200% | ~$131,783 | +44.1% |
| 2030 | ~$10,571,349 | ~$8,947,994 | ~1.5367% | ~$137,502 | +57.9% |
In 2025, this property's market value of $6,693,584 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $6,693,584 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,630,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,999,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,999,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $4,999,000 | $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.