2905 PEARCE RD TX 78730
| Owner | SKI SHORES PROPERTIES LTD |
|---|---|
| Parcel ID | 0129210305 |
| Short ID | 125257 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 2,712 SF |
| Land SF | 62,826 SF |
| Acres | 1.442 |
| Year Built | 1957 |
| Legal | ABS 739 SUR 2 SPILLMAN J ACR 1.58 |
| Neighborhood | 95AUSTIN |
| Land | $2,122,212 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,122,212 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $803,647 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $803,647 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $803,647 |
| Taxable Value | $803,647 |
|---|
Appreciation: Market value has risen +5.6% from $761,000 (2021) to $803,647 (2025), a CAGR of 1.4% 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 2.0731% in 2025 (+0.0613% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,660. Austin ISD is the largest single contributor, at 46.0% 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 264% of market value ($2,122,212 land vs $0 improvements), about $34/SF of land. With value concentrated in the land under a ~69-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $803,647, this parcel sits in the lower-middle (25th–50th 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 +1.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $860,332 by 2030, with an estimated annual tax burden around $15,861. 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.
14 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 10,727 SF | ✗ |
| 551 | PAVED AREA | 3,500 SF | ✗ |
| 511 | DECK | 3,182 SF | ✗ |
| 1ST | 1st Floor | 2,712 SF | ✓ |
| 501 | CANOPY | 2,072 SF | ✗ |
| 407 | LOADING DOCK | 1,244 SF | ✓ |
| 611 | TERRACE | 834 SF | ✗ |
| 581C | STORAGE ATT COMM | 240 SF | ✓ |
| 541 | FENCE COMM LF | 152 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 144 SF | ✗ |
| 327 | STORAGE COMM'L | 36 SF | ✓ |
| 474 | BOAT DK STA UNCV | 4 SF | ✓ |
| 251 | BATHROOM | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 197% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $7,435.34 | $7,435.34 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,916.46 | $3,916.46 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,020.47 | $3,020.47 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $948.49 | $948.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $830.97 | $830.97 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $14.96 | $14.96 | Paid |
| Combined Rate | 2.2567% | 2.0349% | 1.8492% | 2.0118% | 2.0731% | +0.0613% | $16,166.69 | $16,166.69 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $898,726 | $803,647 | +11.8% |
| Assessed Value | $898,726 | $803,647 | +11.8% |
| Land Value | $2,122,212 | $2,122,212 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $898,726 | $803,647 | +11.8% |
| Total Tax 2026 = estimate |
~$18,631
Estimated
|
~$16,167
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,385,611 | $898,726 | -1,486,885 (-62.3%) |
| Taxable Value | $964,376 | $898,726 | -65,650 (-6.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $898,726 | $2,122,212 | — | — | $898,726 | $898,726 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $803,647 | $2,122,212 | — | — | $803,647 | $803,647 | ~$16,167 | Partial |
| 2024 | $891,091 | — | — | −$290,319 | $600,772 | $— | $15,739 | Verified |
| 2023 | $761,000 | — | — | −$160,228 | $600,772 | $— | $15,951 | Verified |
| 2022 | $761,000 | — | — | −$160,228 | $600,772 | $— | $14,860 | Verified |
| 2021 | $761,000 | — | — | −$160,228 | $600,772 | $— | $16,371 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +196.8% ! | +20.0% | 40.4% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -9.8% | -9.8% | ~100% | 1.9600% | Verified |
| 2023 | +9.0% | +9.0% | ~100% | 1.7900% | Verified |
| 2022 | +1.1% | +1.1% | ~100% | 1.8200% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.8% | +3.8% | -0.8% | +17.1% | 2024 | -9.8% | 2025 |
| Assessment Ratio | 100.0% | 84.0% | — | 100.0% | 2025 | 67.4% | 2024 |
| Effective Tax Rate (2025) | 2.0100% | 2.0100% | — | 2.0100% | 2025 | 2.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,167 | $15,817 | ~$16,196 | $16,371 | 2021 | $14,860 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$814,677 | ~$814,677 | ~2.0272% | ~$16,515 | +1.4% |
| 2027 | ~$825,859 | ~$825,859 | ~1.9813% | ~$16,363 | +2.8% |
| 2028 | ~$837,193 | ~$837,193 | ~1.9354% | ~$16,203 | +4.2% |
| 2029 | ~$848,684 | ~$848,684 | ~1.8895% | ~$16,036 | +5.6% |
| 2030 | ~$860,332 | ~$860,332 | ~1.8436% | ~$15,861 | +7.1% |
| 2026 | ~$798,604 | ~$798,604 | ~2.0731% | ~$16,556 | -0.6% |
| 2027 | ~$793,593 | ~$793,593 | ~2.0731% | ~$16,452 | -1.3% |
| 2028 | ~$788,613 | ~$788,613 | ~2.0731% | ~$16,349 | -1.9% |
| 2029 | ~$783,665 | ~$783,665 | ~2.0731% | ~$16,246 | -2.5% |
| 2030 | ~$778,747 | ~$778,747 | ~2.0731% | ~$16,144 | -3.1% |
| 2026 | ~$830,750 | ~$830,750 | ~2.0042% | ~$16,650 | +3.4% |
| 2027 | ~$858,767 | ~$858,767 | ~1.9354% | ~$16,620 | +6.9% |
| 2028 | ~$887,729 | ~$887,729 | ~1.8665% | ~$16,570 | +10.5% |
| 2029 | ~$917,668 | ~$917,668 | ~1.7977% | ~$16,497 | +14.2% |
| 2030 | ~$948,616 | ~$948,616 | ~1.7288% | ~$16,400 | +18.0% |
In 2025, this property's market value of $803,647 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -43% below 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 | $803,647 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $891,091 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $761,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $761,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $761,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.