4301 BULL CREEK RD TX 78731
| Owner | GROVE ATX BLOCK 3 LP |
|---|---|
| Parcel ID | 0124000511 |
| Short ID | 913266 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 166,967 SF |
| Land SF | 180,469 SF |
| Acres | 4.143 |
| Year Built | 2020 |
| Legal | LOT 3 BLK A GROVE AT SHOAL CREEK THE |
| Neighborhood | 51CEN |
| Land | $3,609,382 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,609,382 |
| Improvement | $68,659,007 |
|---|---|
| Total Improvement | $68,659,007 |
| Market | $72,268,389 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $72,268,389 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $72,268,389 |
| Taxable Value | $72,268,389 |
|---|
Appreciation: Market value has risen +156.2% from $28,204,232 (2021) to $72,268,389 (2025), a CAGR of 26.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 $1,478,962. 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 5% of market value ($3,609,382 land vs $68,659,007 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $72,268,389, 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 +26.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $234,283,117 by 2030, with an estimated annual tax burden around $2,192,468. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 3RD | 3rd Floor | 57,393 SF | ✓ |
| 2ND | 2nd Floor | 55,004 SF | ✓ |
| 1ST | 1st Floor | 54,570 SF | ✓ |
| 4TH | 4th Floor | 35,209 SF | ✓ |
| 611 | TERRACE | 4,793 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $638,388.00 | $638,388.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $361,571.73 | $361,571.73 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $259,333.05 | $259,333.05 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $81,435.87 | $81,435.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $71,346.00 | $71,346.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,412,074.65 | $1,412,074.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $78,720,219 | $72,268,389 | +8.9% |
| Assessed Value | $78,720,219 | $72,268,389 | +8.9% |
| Land Value | $3,609,382 | $3,609,382 | +0.0% |
| Improvement Value | $75,110,837 | $68,659,007 | +9.4% |
| Taxable Value | $78,720,219 | $72,268,389 | +8.9% |
| Total Tax 2026 = estimate |
~$1,610,997
Estimated
|
~$1,412,075
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $78,720,219 | $78,720,219 | +0 (+0.0%) |
| Taxable Value | $78,720,219 | $78,720,219 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $78,720,219 | $3,609,382 | $75,110,837 | — | $78,720,219 | $78,720,219 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $72,268,389 | $3,609,382 | $68,659,007 | — | $72,268,389 | $72,268,389 | ~$1,412,075 | Partial |
| 2024 | $86,300,000 | — | — | −$82,690,618 | $3,609,382 | $— | $1,463,549 | Verified |
| 2023 | $105,300,000 | — | — | −$101,690,618 | $3,609,382 | $— | $1,566,999 | Verified |
| 2022 | $73,800,000 | — | — | −$70,190,618 | $3,609,382 | $— | $2,086,997 | Verified |
| 2021 | $28,204,232 | — | — | −$24,594,850 | $3,609,382 | $— | $1,611,692 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +8.9% | +8.9% | ~100% | Not available | Partial |
| 2025 | -6.1% | -6.1% | ~100% | Not available | Partial |
| 2024 | -16.3% | -16.3% | ~100% | 1.9000% | Verified |
| 2023 | -18.4% | -18.4% | ~100% | 1.7000% | Verified |
| 2022 | +43.0% | +43.0% | ~100% | 1.8500% | Verified |
| 2021 | base year | — | ~100% | 5.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -8.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.9% | +35.8% | +24.4% | +161.7% | 2022 | -18.0% | 2024 |
| Assessment Ratio | 100.0% | 37.6% | — | 100.0% | 2025 | 3.4% | 2023 |
| 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 |
$1,412,075 | $1,628,262 | ~$1,885,647 | $2,086,997 | 2022 | $1,412,075 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$91,433,827 | ~$79,495,228 | ~2.0139% | ~$1,600,983 | +26.5% |
| 2027 | ~$115,681,902 | ~$87,444,751 | ~1.9814% | ~$1,732,620 | +60.1% |
| 2028 | ~$146,360,520 | ~$96,189,226 | ~1.9488% | ~$1,874,574 | +102.5% |
| 2029 | ~$185,175,049 | ~$105,808,148 | ~1.9163% | ~$2,027,592 | +156.2% |
| 2030 | ~$234,283,117 | ~$116,388,963 | ~1.8837% | ~$2,192,468 | +224.2% |
| 2026 | ~$89,988,459 | ~$79,495,228 | ~2.0465% | ~$1,626,858 | +24.5% |
| 2027 | ~$112,053,456 | ~$87,444,751 | ~2.0465% | ~$1,789,544 | +55.1% |
| 2028 | ~$139,528,749 | ~$96,189,226 | ~2.0465% | ~$1,968,498 | +93.1% |
| 2029 | ~$173,740,930 | ~$105,808,148 | ~2.0465% | ~$2,165,348 | +140.4% |
| 2030 | ~$216,341,872 | ~$116,388,963 | ~2.0465% | ~$2,381,883 | +199.4% |
| 2026 | ~$92,879,195 | ~$79,495,228 | ~1.9977% | ~$1,588,046 | +28.5% |
| 2027 | ~$119,368,163 | ~$87,444,751 | ~1.9488% | ~$1,704,158 | +65.2% |
| 2028 | ~$153,411,733 | ~$96,189,226 | ~1.9000% | ~$1,827,611 | +112.3% |
| 2029 | ~$197,164,465 | ~$105,808,148 | ~1.8512% | ~$1,958,714 | +172.8% |
| 2030 | ~$253,395,391 | ~$116,388,963 | ~1.8024% | ~$2,097,761 | +250.6% |
In 2025, this property's market value of $72,268,389 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 51× 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 | $72,268,389 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $86,300,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $105,300,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $73,800,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $28,204,232 | $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.