911 LAS CIMAS PKWY TX 78746
| Owner | REDUS PROPERTIES INC |
|---|---|
| Parcel ID | 0113230406 |
| Short ID | 455196 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 118,893 SF |
| Land SF | 137,170 SF |
| Acres | 3.149 |
| Year Built | 2000 |
| Legal | LOT 3A BLK A LAS CIMAS OFFICE PARK AMENDED PLAT OF BLK A OF |
| Neighborhood | 51SWE |
| Land | $2,743,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,743,400 |
| Improvement | $30,740,403 |
|---|---|
| Total Improvement | $30,740,403 |
| Market | $33,483,803 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $33,483,803 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $33,483,803 |
| Taxable Value | $33,483,803 |
|---|
Appreciation: Market value has fallen -41.6% from $57,380,000 (2021) to $33,483,803 (2025), a CAGR of -12.6% 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 6 taxing entities is 2.0127% in 2025 (+0.0345% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $673,923. 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 ($2,743,400 land vs $30,740,403 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~26 yrs), and rent roll drive the underwriting.
Submarket Position: At $33,483,803, 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 -12.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $17,077,629 by 2030, with an estimated annual tax burden around $292,402. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 171,372 SF | ✗ |
| 187 | PARKING GARAGE | 171,372 SF | ✓ |
| 491 | SPRINKLER HEADS | 156,682 SF | ✗ |
| 1ST | 1st Floor | 43,315 SF | ✓ |
| 2ND | 2nd Floor | 37,789 SF | ✓ |
| 3RD | 3rd Floor | 37,789 SF | ✓ |
| 4TH | 4th Floor | 37,789 SF | ✓ |
| 501 | CANOPY | 1,844 SF | ✗ |
| 435 | FENCE IRON LF | 66 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% | $262,143.00 | $262,143.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $165,065.36 | $165,065.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $118,391.18 | $118,391.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $37,177.25 | $37,177.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $32,571.00 | $32,571.00 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $18,648.00 | $18,648.00 | Paid |
| Combined Rate | 2.2531% | 2.0504% | 1.9011% | 1.9782% | 2.0127% | +0.0345% | $633,995.79 | $633,995.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $32,905,363 | $33,483,803 | -1.7% |
| Assessed Value | $32,905,363 | $33,483,803 | -1.7% |
| Land Value | $2,743,400 | $2,743,400 | +0.0% |
| Improvement Value | $30,161,963 | $30,740,403 | -1.9% |
| Taxable Value | $32,905,363 | $33,483,803 | -1.7% |
| Total Tax 2026 = estimate |
~$662,281
Estimated
|
~$633,996
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $32,905,363 | $32,905,363 | +0 (+0.0%) |
| Taxable Value | $32,905,363 | $32,905,363 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $32,905,363 | $2,743,400 | $30,161,963 | — | $32,905,363 | $32,905,363 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $33,483,803 | $2,743,400 | $30,740,403 | — | $33,483,803 | $33,483,803 | ~$633,996 | Partial |
| 2024 | $50,000,000 | — | — | −$47,256,600 | $2,743,400 | $— | $668,437 | Verified |
| 2023 | $62,750,000 | — | — | −$60,006,600 | $2,743,400 | $— | $956,375 | Verified |
| 2022 | $56,661,096 | — | — | −$53,917,696 | $2,743,400 | $— | $1,291,690 | Verified |
| 2021 | $57,380,000 | — | — | −$54,636,600 | $2,743,400 | $— | $1,278,793 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.7% | -1.7% | ~100% | Not available | Partial |
| 2025 | -7.0% | -7.0% | ~100% | Not available | Partial |
| 2024 | -35.4% | -35.4% | ~100% | 1.8600% | Verified |
| 2023 | -17.8% | -17.8% | ~100% | 1.7200% | Verified |
| 2022 | +15.8% | +15.8% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.2300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -42.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.7% | -9.1% | -12.3% | +10.7% | 2023 | -33.0% | 2025 |
| Assessment Ratio | 100.0% | 36.6% | — | 100.0% | 2025 | 4.4% | 2023 |
| Effective Tax Rate (2025) | 1.8900% | 1.8900% | — | 1.8900% | 2025 | 1.8900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$633,996 | $965,858 | ~$420,768 | $1,291,690 | 2022 | $633,996 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$29,265,324 | ~$29,265,324 | ~1.9526% | ~$571,431 | -12.6% |
| 2027 | ~$25,578,313 | ~$25,578,313 | ~1.8925% | ~$484,067 | -23.6% |
| 2028 | ~$22,355,812 | ~$22,355,812 | ~1.8324% | ~$409,646 | -33.2% |
| 2029 | ~$19,539,301 | ~$19,539,301 | ~1.7723% | ~$346,293 | -41.6% |
| 2030 | ~$17,077,629 | ~$17,077,629 | ~1.7122% | ~$292,402 | -49.0% |
| 2026 | ~$31,809,613 | ~$31,809,613 | ~2.0127% | ~$640,227 | -5.0% |
| 2027 | ~$30,219,132 | ~$30,219,132 | ~2.0127% | ~$608,216 | -9.8% |
| 2028 | ~$28,708,176 | ~$28,708,176 | ~2.0127% | ~$577,805 | -14.3% |
| 2029 | ~$27,272,767 | ~$27,272,767 | ~2.0127% | ~$548,915 | -18.5% |
| 2030 | ~$25,909,128 | ~$25,909,128 | ~2.0127% | ~$521,469 | -22.6% |
| 2026 | ~$29,935,000 | ~$29,935,000 | ~1.9225% | ~$575,512 | -10.6% |
| 2027 | ~$26,762,319 | ~$26,762,319 | ~1.8324% | ~$490,390 | -20.1% |
| 2028 | ~$23,925,897 | ~$23,925,897 | ~1.7422% | ~$416,847 | -28.5% |
| 2029 | ~$21,390,095 | ~$21,390,095 | ~1.6521% | ~$353,384 | -36.1% |
| 2030 | ~$19,123,052 | ~$19,123,052 | ~1.5619% | ~$298,692 | -42.9% |
In 2025, this property's market value of $33,483,803 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 24× 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 | $33,483,803 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $50,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $62,750,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $56,661,096 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $57,380,000 | $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.