900 N CUERNAVACA DR TX 78733
| Owner | MORALES ERIN & JOHN R MORALES |
|---|---|
| Parcel ID | 0129360307 |
| Short ID | 125431 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,053 SF |
| Land SF | 19,002 SF |
| Acres | 0.436 |
| Year Built | 1984 |
| Legal | LOT 1 BLK 84 AUSTIN LAKE HILLS SEC 3 |
| Neighborhood | 59SWE |
| Land | $136,815 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $136,815 |
| Improvement | $278,006 |
|---|---|
| Total Improvement | $278,006 |
| Market | $414,821 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $414,821 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $414,821 |
| Taxable Value | $414,821 |
|---|
Appreciation: Market value has risen +5.0% from $395,113 (2021) to $414,821 (2025), a CAGR of 1.2% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 5 taxing entities is 1.4813% in 2025 (-0.0143% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $6,145. Eanes ISD is the largest single contributor, at 56.2% 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 33% of market value ($136,815 land vs $278,006 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~42 yrs), and rent roll drive the underwriting.
Submarket Position: At $414,821, this parcel sits in the bottom quartile (<25th 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 +1.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $440,844 by 2030, with an estimated annual tax burden around $5,318. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,053 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,053 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 500 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 250 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
Market value changed by 84% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $3,452.14 | $3,452.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,559.08 | $1,559.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $489.58 | $489.58 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $414.82 | $414.82 | Paid |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $228.98 | $228.98 | Paid |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $6,144.60 | $6,144.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $763,766 | $414,821 | +84.1% |
| Assessed Value | $497,785 | $414,821 | +20.0% |
| Land Value | $136,815 | $136,815 | +0.0% |
| Improvement Value | $626,951 | $278,006 | +125.5% |
| Taxable Value | $497,785 | $414,821 | +20.0% |
| HS Cap Loss | -$265,981 | — | |
| Total Tax 2026 = estimate |
~$7,374
Estimated
|
~$6,145
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $763,766 | $763,766 | +0 (+0.0%) |
| Taxable Value | $497,785 | $497,785 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $763,766 | $136,815 | $626,951 | −$265,981 | $497,785 | $497,785 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $414,821 | $136,815 | $278,006 | — | $414,821 | $414,821 | ~$6,145 | Partial |
| 2024 | $363,248 | — | — | −$226,433 | $136,815 | $— | $5,771 | Verified |
| 2023 | $419,856 | — | — | −$283,041 | $136,815 | $— | $5,283 | Verified |
| 2022 | $376,024 | — | — | −$239,209 | $136,815 | $— | $6,664 | Verified |
| 2021 | $395,113 | — | — | −$258,299 | $136,814 | $— | $6,397 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +84.1% ! | +20.0% | 65.2% | Not available | Partial |
| 2025 | +7.5% | +7.5% | ~100% | Not available | Partial |
| 2024 | +6.2% | +6.2% | ~100% | 1.5000% | Verified |
| 2023 | -13.5% | -13.5% | ~100% | 1.4500% | Verified |
| 2022 | +11.7% | +11.7% | ~100% | 1.5900% | Verified |
| 2021 | base year | — | ~100% | 1.6200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +10.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +84.1% | +18.3% | -8.0% | +84.1% | 2026 | -13.5% | 2024 |
| Assessment Ratio | 65.2% | 51.1% | — | 100.0% | 2025 | 32.6% | 2023 |
| Effective Tax Rate (2025) | 1.4800% | 1.4800% | — | 1.4800% | 2025 | 1.4800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,145 | $6,052 | ~$5,658 | $6,664 | 2022 | $5,283 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$419,900 | ~$419,900 | ~1.4263% | ~$5,989 | +1.2% |
| 2027 | ~$425,041 | ~$425,041 | ~1.3713% | ~$5,828 | +2.5% |
| 2028 | ~$430,244 | ~$430,244 | ~1.3163% | ~$5,663 | +3.7% |
| 2029 | ~$435,512 | ~$435,512 | ~1.2613% | ~$5,493 | +5.0% |
| 2030 | ~$440,844 | ~$440,844 | ~1.2063% | ~$5,318 | +6.3% |
| 2026 | ~$411,603 | ~$411,603 | ~1.4813% | ~$6,097 | -0.8% |
| 2027 | ~$408,411 | ~$408,411 | ~1.4813% | ~$6,050 | -1.5% |
| 2028 | ~$405,243 | ~$405,243 | ~1.4813% | ~$6,003 | -2.3% |
| 2029 | ~$402,099 | ~$402,099 | ~1.4813% | ~$5,956 | -3.1% |
| 2030 | ~$398,980 | ~$398,980 | ~1.4813% | ~$5,910 | -3.8% |
| 2026 | ~$428,196 | ~$428,196 | ~1.3988% | ~$5,989 | +3.2% |
| 2027 | ~$442,003 | ~$442,003 | ~1.3163% | ~$5,818 | +6.6% |
| 2028 | ~$456,254 | ~$456,254 | ~1.2338% | ~$5,629 | +10.0% |
| 2029 | ~$470,965 | ~$470,965 | ~1.1513% | ~$5,422 | +13.5% |
| 2030 | ~$486,151 | ~$486,151 | ~1.0687% | ~$5,196 | +17.2% |
In 2025, this property's market value of $414,821 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -71% 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 | $414,821 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $363,248 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $419,856 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $376,024 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $395,113 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.