1005 LAS CIMAS PKWY TX 78746
| Owner | REDUS PROPERTIES INC |
|---|---|
| Parcel ID | 0113230405 |
| Short ID | 455195 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 118,893 SF |
| Land SF | 150,238 SF |
| Acres | 3.449 |
| Year Built | 2001 |
| Legal | LOT 1A BLK A LAS CIMAS OFFICE PARK AMENDED PLAT OF BLK A OF |
| Neighborhood | 51SWE |
| Land | $3,004,760 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,004,760 |
| Improvement | $35,723,540 |
|---|---|
| Total Improvement | $35,723,540 |
| Market | $38,728,300 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $38,728,300 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $38,728,300 |
| Taxable Value | $38,728,300 |
|---|
Appreciation: Market value has fallen -31.5% from $56,550,000 (2021) to $38,728,300 (2025), a CAGR of -9.0% over 4 years. Growth has been relatively flat for this asset class. 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 lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.0127% in 2025 (+0.0345% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $779,479. Eanes ISD is the largest single contributor, at 41.3% 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 8% of market value ($3,004,760 land vs $35,723,540 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~25 yrs), and rent roll drive the underwriting.
Submarket Position: At $38,728,300, 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 -9.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $24,128,105 by 2030, with an estimated annual tax burden around $413,120. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 234,675 SF | ✓ |
| 491 | SPRINKLER HEADS | 156,682 SF | ✗ |
| 1ST | 1st Floor | 43,475 SF | ✓ |
| 3RD | 3rd Floor | 37,789 SF | ✓ |
| 4TH | 4th Floor | 37,789 SF | ✓ |
| 2ND | 2nd Floor | 37,629 SF | ✓ |
| 501 | CANOPY | 724 SF | ✗ |
| 435 | FENCE IRON LF | 104 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% | $307,081.80 | $307,081.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $193,362.27 | $193,362.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $138,686.81 | $138,686.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $43,550.49 | $43,550.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $38,154.60 | $38,154.60 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $21,844.80 | $21,844.80 | Paid |
| Combined Rate | 2.2531% | 2.0504% | 1.9011% | 1.9782% | 2.0127% | +0.0345% | $742,680.77 | $742,680.77 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $37,901,699 | $38,728,300 | -2.1% |
| Assessed Value | $37,901,699 | $38,728,300 | -2.1% |
| Land Value | $3,004,760 | $3,004,760 | +0.0% |
| Improvement Value | $34,896,939 | $35,723,540 | -2.3% |
| Taxable Value | $37,901,699 | $38,728,300 | -2.1% |
| Total Tax 2026 = estimate |
~$762,842
Estimated
|
~$742,681
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $37,901,699 | $37,901,699 | +0 (+0.0%) |
| Taxable Value | $37,901,699 | $37,901,699 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $37,901,699 | $3,004,760 | $34,896,939 | — | $37,901,699 | $37,901,699 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $38,728,300 | $3,004,760 | $35,723,540 | — | $38,728,300 | $38,728,300 | ~$742,681 | Partial |
| 2024 | $48,000,000 | — | — | −$44,995,240 | $3,004,760 | $— | $761,275 | Verified |
| 2023 | $60,250,000 | — | — | −$57,245,240 | $3,004,760 | $— | $918,152 | Verified |
| 2022 | $55,838,904 | — | — | −$52,834,144 | $3,004,760 | $— | $1,240,235 | Verified |
| 2021 | $56,550,000 | — | — | −$53,545,240 | $3,004,760 | $— | $1,260,237 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -2.1% | -2.1% | ~100% | Not available | Partial |
| 2025 | -5.5% | -5.5% | ~100% | Not available | Partial |
| 2024 | -23.5% | -23.5% | ~100% | 1.8600% | Verified |
| 2023 | -17.8% | -17.8% | ~100% | 1.7100% | Verified |
| 2022 | +12.8% | +12.8% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -32.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -2.1% | -7.0% | -8.6% | +7.9% | 2023 | -20.3% | 2024 |
| Assessment Ratio | 100.0% | 37.0% | — | 100.0% | 2025 | 5.0% | 2023 |
| Effective Tax Rate (2025) | 1.9200% | 1.9200% | — | 1.9200% | 2025 | 1.9200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$742,681 | $984,516 | ~$542,379 | $1,260,237 | 2021 | $742,681 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$35,231,196 | ~$35,231,196 | ~1.9526% | ~$687,920 | -9.0% |
| 2027 | ~$32,049,875 | ~$32,049,875 | ~1.8925% | ~$606,540 | -17.2% |
| 2028 | ~$29,155,823 | ~$29,155,823 | ~1.8324% | ~$534,248 | -24.7% |
| 2029 | ~$26,523,099 | ~$26,523,099 | ~1.7723% | ~$470,066 | -31.5% |
| 2030 | ~$24,128,105 | ~$24,128,105 | ~1.7122% | ~$413,120 | -37.7% |
| 2026 | ~$36,791,885 | ~$36,791,885 | ~2.0127% | ~$740,505 | -5.0% |
| 2027 | ~$34,952,291 | ~$34,952,291 | ~2.0127% | ~$703,480 | -9.7% |
| 2028 | ~$33,204,676 | ~$33,204,676 | ~2.0127% | ~$668,306 | -14.3% |
| 2029 | ~$31,544,442 | ~$31,544,442 | ~2.0127% | ~$634,890 | -18.5% |
| 2030 | ~$29,967,220 | ~$29,967,220 | ~2.0127% | ~$603,146 | -22.6% |
| 2026 | ~$36,005,762 | ~$36,005,762 | ~1.9225% | ~$692,224 | -7.0% |
| 2027 | ~$33,474,615 | ~$33,474,615 | ~1.8324% | ~$613,385 | -13.6% |
| 2028 | ~$31,121,403 | ~$31,121,403 | ~1.7422% | ~$542,210 | -19.6% |
| 2029 | ~$28,933,618 | ~$28,933,618 | ~1.6521% | ~$478,011 | -25.3% |
| 2030 | ~$26,899,630 | ~$26,899,630 | ~1.5619% | ~$420,158 | -30.5% |
In 2025, this property's market value of $38,728,300 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 27× 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 | $38,728,300 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $48,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $60,250,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $55,838,904 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $56,550,000 | $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.