3101 1/2 TAMARRON BLVD TX 78746
| Owner | PRIMARY PROPERTIES CORPORATION |
|---|---|
| Parcel ID | 0105170502 |
| Short ID | 104822 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 222,754 SF |
| Land SF | 650,656 SF |
| Acres | 14.937 |
| Year Built | 1981 |
| Legal | LOT 3 BLK A BARTON CREEK SQUARE |
| Neighborhood | 40SWE |
| Land | $6,506,560 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,506,560 |
| Improvement | $5,493,440 |
|---|---|
| Total Improvement | $5,493,440 |
| Market | $12,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,000,000 |
| Taxable Value | $12,000,000 |
|---|
Appreciation: Market value has fallen -7.1% from $12,919,000 (2021) to $12,000,000 (2025), a CAGR of -1.8% 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 $234,418. 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 54% of market value ($6,506,560 land vs $5,493,440 improvements), about $10/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $12,000,000, 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 -1.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,942,629 by 2030, with an estimated annual tax burden around $183,357. 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 | 488,374 SF | ✗ |
| 491 | SPRINKLER HEADS | 222,755 SF | ✗ |
| 1ST | 1st Floor | 124,211 SF | ✓ |
| 2ND | 2nd Floor | 98,544 SF | ✓ |
| 611 | TERRACE | 4,429 SF | ✗ |
| 501 | CANOPY | 2,386 SF | ✗ |
| 482 | LIGHT POLES | 9 SF | ✓ |
Market value changed by 128% in 2024, 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% | $99,864.00 | $99,864.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $62,882.04 | $62,882.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $45,101.40 | $45,101.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,162.76 | $14,162.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,408.00 | $12,408.00 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $234,418.20 | $234,418.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $12,000,000 | $12,000,000 | +0.0% |
| Assessed Value | $12,000,000 | $12,000,000 | +0.0% |
| Land Value | $6,506,560 | $6,506,560 | +0.0% |
| Improvement Value | $5,493,440 | $5,493,440 | +0.0% |
| Taxable Value | $12,000,000 | $12,000,000 | +0.0% |
| Total Tax 2026 = estimate |
~$234,418
Estimated
|
~$234,418
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $30,204,408 | $12,000,000 | -18,204,408 (-60.3%) |
| Taxable Value | $30,204,408 | $12,000,000 | -18,204,408 (-60.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $12,000,000 | $6,506,560 | $5,493,440 | — | $12,000,000 | $12,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,000,000 | $6,506,560 | $5,493,440 | — | $12,000,000 | $12,000,000 | ~$234,418 | Partial |
| 2024 | $12,919,000 | — | — | −$6,412,440 | $6,506,560 | $— | $289,089 | Verified |
| 2023 | $12,919,000 | — | — | −$6,412,440 | $6,506,560 | $— | $237,419 | Verified |
| 2022 | $12,919,000 | — | — | −$6,412,440 | $6,506,560 | $— | $256,174 | Verified |
| 2021 | $12,919,000 | — | — | −$6,412,440 | $6,506,560 | $— | $243,418 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +151.7% ! | +151.7% | ~100% | Not available | Partial |
| 2025 | -59.2% | -59.2% | ~100% | Not available | Partial |
| 2024 | +127.6% ! | +127.6% | ~100% | 0.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 1.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -7.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -1.4% | -1.8% | +0.0% | 2022 | -7.1% | 2025 |
| Assessment Ratio | 100.0% | 66.9% | — | 100.0% | 2025 | 50.4% | 2021 |
| 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 |
$234,418 | $252,104 | ~$203,170 | $289,089 | 2024 | $234,418 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$11,780,652 | ~$11,780,652 | ~1.8979% | ~$223,586 | -1.8% |
| 2027 | ~$11,565,314 | ~$11,565,314 | ~1.8423% | ~$213,072 | -3.6% |
| 2028 | ~$11,353,912 | ~$11,353,912 | ~1.7868% | ~$202,868 | -5.4% |
| 2029 | ~$11,146,374 | ~$11,146,374 | ~1.7312% | ~$192,965 | -7.1% |
| 2030 | ~$10,942,629 | ~$10,942,629 | ~1.6756% | ~$183,357 | -8.8% |
| 2026 | ~$11,540,652 | ~$11,540,652 | ~1.9535% | ~$225,445 | -3.8% |
| 2027 | ~$11,098,888 | ~$11,098,888 | ~1.9535% | ~$216,815 | -7.5% |
| 2028 | ~$10,674,034 | ~$10,674,034 | ~1.9535% | ~$208,516 | -11.0% |
| 2029 | ~$10,265,442 | ~$10,265,442 | ~1.9535% | ~$200,534 | -14.5% |
| 2030 | ~$9,872,492 | ~$9,872,492 | ~1.9535% | ~$192,858 | -17.7% |
| 2026 | ~$12,020,652 | ~$12,020,652 | ~1.8701% | ~$224,801 | +0.2% |
| 2027 | ~$12,041,340 | ~$12,041,340 | ~1.7868% | ~$215,150 | +0.3% |
| 2028 | ~$12,062,063 | ~$12,062,063 | ~1.7034% | ~$205,466 | +0.5% |
| 2029 | ~$12,082,822 | ~$12,082,822 | ~1.6200% | ~$195,747 | +0.7% |
| 2030 | ~$12,103,617 | ~$12,103,617 | ~1.5367% | ~$185,994 | +0.9% |
In 2025, this property's market value of $12,000,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 8× 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 | $12,000,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $12,919,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $12,919,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $12,919,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $12,919,000 | $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.