TAMARRON BLVD TX 78746
| Owner | NORDSTROM INC |
|---|---|
| Parcel ID | 0105170503 |
| Short ID | 540855 |
| Type | Real |
| Use Code | 46 Discount Store (>25,000 SF) |
| Valuation | Income |
| Improvement SF | 144,818 SF |
| Land SF | 107,375 SF |
| Acres | 2.465 |
| Year Built | 2002 |
| Legal | LOT 2 BARTON CREEK SQUARE RESUB OF LOT 2 |
| Neighborhood | 40SWE |
| Land | $1,073,750 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,073,750 |
| Improvement | $11,338,250 |
|---|---|
| Total Improvement | $11,338,250 |
| Market | $12,412,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $12,412,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $12,412,000 |
| Taxable Value | $12,412,000 |
|---|
Appreciation: Market value has risen +29.3% from $9,600,000 (2021) to $12,412,000 (2025), a CAGR of 6.6% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), 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 $242,467. 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 9% of market value ($1,073,750 land vs $11,338,250 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $12,412,000, 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 +6.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $17,112,164 by 2030, with an estimated annual tax burden around $286,734. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 73,676 SF | ✓ |
| 2ND | 2nd Floor | 71,142 SF | ✓ |
| 551 | PAVED AREA | 23,280 SF | ✗ |
| 611 | TERRACE | 5,571 SF | ✗ |
| 328 | MEZZ COMM (STG) | 3,816 SF | ✓ |
| 501 | CANOPY | 1,340 SF | ✗ |
Market value changed by 87% in 2026, 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% | $103,292.66 | $103,292.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $65,040.99 | $65,040.99 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $46,649.88 | $46,649.88 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,649.01 | $14,649.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,834.01 | $12,834.01 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $242,466.55 | $242,466.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $22,140,000 | $12,412,000 | +78.4% |
| Assessed Value | $22,140,000 | $12,412,000 | +78.4% |
| Land Value | $1,073,750 | $1,073,750 | +0.0% |
| Improvement Value | $21,066,250 | $11,338,250 | +85.8% |
| Taxable Value | $22,140,000 | $12,412,000 | +78.4% |
| Total Tax 2026 = estimate |
~$432,502
Estimated
|
~$242,467
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $23,237,831 | $22,140,000 | -1,097,831 (-4.7%) |
| Taxable Value | $23,237,831 | $22,140,000 | -1,097,831 (-4.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $22,140,000 | $1,073,750 | $21,066,250 | — | $22,140,000 | $22,140,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $12,412,000 | $1,073,750 | $11,338,250 | — | $12,412,000 | $12,412,000 | ~$242,467 | Partial |
| 2024 | $8,700,000 | — | — | −$7,626,250 | $1,073,750 | $— | $170,523 | Verified |
| 2023 | $9,600,000 | — | — | −$8,526,250 | $1,073,750 | $— | $160,771 | Verified |
| 2022 | $9,600,000 | — | — | −$8,526,250 | $1,073,750 | $— | $173,403 | Verified |
| 2021 | $9,600,000 | — | — | −$8,526,250 | $1,073,750 | $— | $190,236 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +87.2% ! | +87.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +29.3% | +29.3% | ~100% | 1.3700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6700% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2021 | base year | — | ~100% | 1.9800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +78.4% | +22.3% | -2.7% | +78.4% | 2026 | -9.4% | 2024 |
| Assessment Ratio | 100.0% | 41.0% | — | 100.0% | 2025 | 11.2% | 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 |
$242,467 | $187,480 | ~$268,931 | $242,467 | 2025 | $160,771 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$13,235,319 | ~$13,235,319 | ~1.8979% | ~$251,195 | +6.6% |
| 2027 | ~$14,113,250 | ~$14,113,250 | ~1.8423% | ~$260,014 | +13.7% |
| 2028 | ~$15,049,417 | ~$15,049,417 | ~1.7868% | ~$268,898 | +21.2% |
| 2029 | ~$16,047,682 | ~$16,047,682 | ~1.7312% | ~$277,816 | +29.3% |
| 2030 | ~$17,112,164 | ~$17,112,164 | ~1.6756% | ~$286,734 | +37.9% |
| 2026 | ~$12,987,079 | ~$12,987,079 | ~1.9535% | ~$253,701 | +4.6% |
| 2027 | ~$13,588,802 | ~$13,588,802 | ~1.9535% | ~$265,455 | +9.5% |
| 2028 | ~$14,218,405 | ~$14,218,405 | ~1.9535% | ~$277,754 | +14.6% |
| 2029 | ~$14,877,179 | ~$14,877,179 | ~1.9535% | ~$290,623 | +19.9% |
| 2030 | ~$15,566,475 | ~$15,566,475 | ~1.9535% | ~$304,089 | +25.4% |
| 2026 | ~$13,483,559 | ~$13,483,559 | ~1.8701% | ~$252,159 | +8.6% |
| 2027 | ~$14,647,628 | ~$14,647,628 | ~1.7868% | ~$261,719 | +18.0% |
| 2028 | ~$15,912,193 | ~$15,912,193 | ~1.7034% | ~$271,049 | +28.2% |
| 2029 | ~$17,285,932 | ~$17,285,932 | ~1.6200% | ~$280,040 | +39.3% |
| 2030 | ~$18,778,270 | ~$18,778,270 | ~1.5367% | ~$288,563 | +51.3% |
In 2025, this property's market value of $12,412,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 9× 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 | $12,412,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $8,700,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $9,600,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $9,600,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $9,600,000 | $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.