406 STERZING ST AUSTIN, TX 78704
| Owner | THG-ATX LLC |
|---|---|
| Parcel ID | 0106040101 |
| Short ID | 105138 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,828 SF |
| Land SF | 11,761 SF |
| Acres | 0.270 |
| Year Built | 1986 |
| Legal | ABS 8 SUR 20 DECKER I ACR .2700 |
| Neighborhood | 53SCN |
| Land | $1,749,449 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,749,449 |
| Improvement | $1,531,473 |
|---|---|
| Total Improvement | $1,531,473 |
| Market | $3,280,922 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,280,922 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,280,922 |
| Taxable Value | $3,280,922 |
|---|
Appreciation: Market value has risen +82.9% from $1,794,290 (2021) to $3,280,922 (2025), a CAGR of 16.3% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $67,144. Austin ISD is the largest single contributor, at 45.2% 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 53% of market value ($1,749,449 land vs $1,531,473 improvements), about $149/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $3,280,922, this parcel sits in the upper-middle (50th–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 +16.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,976,297 by 2030, with an estimated annual tax burden around $99,536. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,574 SF | ✗ |
| 2ND | 2nd Floor | 2,315 SF | ✓ |
| 3RD | 3rd Floor | 2,315 SF | ✓ |
| 1ST | 1st Floor | 1,198 SF | ✓ |
| 487 | PARKING UNDER | 897 SF | ✓ |
| 4TH | 4th Floor | 331 SF | ✓ |
| SO | Sketch Only | 220 SF | ✗ |
| 501 | CANOPY | 99 SF | ✗ |
| 482 | LIGHT POLES | 3 SF | ✓ |
| 413 | STAIRWAY EXT | 2 SF | ✓ |
| 276 | ELEVATOR COM PAS | 1 SF | ✓ |
Market value changed by 79% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $30,355.09 | $30,355.09 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,192.59 | $17,192.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,331.18 | $12,331.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,872.24 | $3,872.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,392.47 | $3,392.47 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $67,143.57 | $67,143.57 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,406,084 | $3,280,922 | +3.8% |
| Assessed Value | $3,406,084 | $3,280,922 | +3.8% |
| Land Value | $1,749,449 | $1,749,449 | +0.0% |
| Improvement Value | $1,656,635 | $1,531,473 | +8.2% |
| Taxable Value | $3,406,084 | $3,280,922 | +3.8% |
| Total Tax 2026 = estimate |
~$69,705
Estimated
|
~$67,144
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,406,084 | $3,406,084 | +0 (+0.0%) |
| Taxable Value | $3,406,084 | $3,406,084 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,406,084 | $1,749,449 | $1,656,635 | — | $3,406,084 | $3,406,084 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,280,922 | $1,749,449 | $1,531,473 | — | $3,280,922 | $3,280,922 | ~$67,144 | Partial |
| 2024 | $3,243,911 | — | — | −$1,494,462 | $1,749,449 | $— | $73,879 | Verified |
| 2023 | $1,815,362 | — | — | −$65,913 | $1,749,449 | $— | $58,690 | Verified |
| 2022 | $1,742,977 | — | — | −$893,245 | $849,732 | $— | $35,852 | Verified |
| 2021 | $1,794,290 | — | — | −$944,558 | $849,732 | $— | $37,939 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.8% | +3.8% | ~100% | Not available | Partial |
| 2025 | -12.0% | -12.0% | ~100% | Not available | Partial |
| 2024 | +14.9% | +14.9% | ~100% | 1.9800% | Verified |
| 2023 | +78.7% ! | +78.7% | ~100% | 1.8100% | Verified |
| 2022 | +4.2% | +4.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +88.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.8% | +17.0% | +15.4% | +78.7% | 2024 | -2.9% | 2022 |
| Assessment Ratio | 100.0% | 74.4% | — | 100.0% | 2025 | 47.4% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$67,144 | $54,701 | ~$85,607 | $73,879 | 2024 | $35,852 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,815,239 | ~$3,609,014 | ~2.0139% | ~$72,683 | +16.3% |
| 2027 | ~$4,436,572 | ~$3,969,916 | ~1.9814% | ~$78,659 | +35.2% |
| 2028 | ~$5,159,093 | ~$4,366,907 | ~1.9488% | ~$85,104 | +57.2% |
| 2029 | ~$5,999,281 | ~$4,803,598 | ~1.9163% | ~$92,051 | +82.9% |
| 2030 | ~$6,976,297 | ~$5,283,958 | ~1.8837% | ~$99,536 | +112.6% |
| 2026 | ~$3,749,620 | ~$3,609,014 | ~2.0465% | ~$73,858 | +14.3% |
| 2027 | ~$4,285,275 | ~$3,969,916 | ~2.0465% | ~$81,244 | +30.6% |
| 2028 | ~$4,897,451 | ~$4,366,907 | ~2.0465% | ~$89,368 | +49.3% |
| 2029 | ~$5,597,079 | ~$4,803,598 | ~2.0465% | ~$98,305 | +70.6% |
| 2030 | ~$6,396,654 | ~$5,283,958 | ~2.0465% | ~$108,135 | +95.0% |
| 2026 | ~$3,880,857 | ~$3,609,014 | ~1.9977% | ~$72,096 | +18.3% |
| 2027 | ~$4,590,494 | ~$3,969,916 | ~1.9488% | ~$77,367 | +39.9% |
| 2028 | ~$5,429,892 | ~$4,366,907 | ~1.9000% | ~$82,972 | +65.5% |
| 2029 | ~$6,422,778 | ~$4,803,598 | ~1.8512% | ~$88,924 | +95.8% |
| 2030 | ~$7,597,220 | ~$5,283,958 | ~1.8024% | ~$95,237 | +131.6% |
In 2025, this property's market value of $3,280,922 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +131% above 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 | $3,280,922 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,243,911 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,815,362 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,742,977 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,794,290 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.