1101 N CUERNAVACA DR TX 78733
| Owner | LAKE HILLS BELL INC |
|---|---|
| Parcel ID | 0129360610 |
| Short ID | 125458 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 6,400 SF |
| Land SF | 24,102 SF |
| Acres | 0.553 |
| Year Built | 1985 |
| Legal | LOT 4&32 BLK 80 AUSTIN LAKE HILLS SEC 2 |
| Neighborhood | 63SWE |
| Land | $192,816 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $192,816 |
| Improvement | $109,564 |
|---|---|
| Total Improvement | $109,564 |
| Market | $302,380 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $302,380 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $302,380 |
| Taxable Value | $302,380 |
|---|
Appreciation: Market value has fallen -7.1% from $325,366 (2021) to $302,380 (2025), a CAGR of -1.8% 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 5 taxing entities is 1.4813% in 2025 (-0.0143% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $4,479. 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 64% of market value ($192,816 land vs $109,564 improvements), about $8/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $302,380, 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 -1.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $275,917 by 2030, with an estimated annual tax burden around $3,328. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,360 SF | ✗ |
| 1ST | 1st Floor | 6,400 SF | ✓ |
| 881 | COMMCL FINISHOUT | 400 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% | $2,516.41 | $2,516.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,136.48 | $1,136.48 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $356.88 | $356.88 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $302.38 | $302.38 | Paid |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $166.91 | $166.91 | Paid |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $4,479.06 | $4,479.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $298,485 | $302,380 | -1.3% |
| Assessed Value | $298,485 | $302,380 | -1.3% |
| Land Value | $192,816 | $192,816 | +0.0% |
| Improvement Value | $105,669 | $109,564 | -3.6% |
| Taxable Value | $298,485 | $302,380 | -1.3% |
| Total Tax 2026 = estimate |
~$4,421
Estimated
|
~$4,479
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $308,311 | $298,485 | -9,826 (-3.2%) |
| Taxable Value | $308,311 | $298,485 | -9,826 (-3.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $298,485 | $192,816 | $105,669 | — | $298,485 | $298,485 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $302,380 | $192,816 | $109,564 | — | $302,380 | $302,380 | ~$4,479 | Partial |
| 2024 | $392,760 | — | — | −$199,944 | $192,816 | $— | $5,464 | Verified |
| 2023 | $361,861 | — | — | −$169,045 | $192,816 | $— | $5,712 | Verified |
| 2022 | $345,409 | — | — | −$152,593 | $192,816 | $— | $5,744 | Verified |
| 2021 | $325,366 | — | — | −$132,550 | $192,816 | $— | $5,876 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.0% | +2.0% | ~100% | Not available | Partial |
| 2025 | -17.2% | -17.2% | ~100% | Not available | Partial |
| 2024 | -7.0% | -7.0% | ~100% | 1.5000% | Verified |
| 2023 | -4.1% | -4.1% | ~100% | 1.4500% | Verified |
| 2022 | +18.6% | +18.6% | ~100% | 1.4000% | Verified |
| 2021 | base year | — | ~100% | 1.8100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -12.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.3% | -1.0% | -1.6% | +8.5% | 2024 | -23.0% | 2025 |
| Assessment Ratio | 100.0% | 69.6% | — | 100.0% | 2025 | 49.1% | 2024 |
| 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 |
$4,479 | $5,455 | ~$3,774 | $5,876 | 2021 | $4,479 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$296,892 | ~$296,892 | ~1.4263% | ~$4,234 | -1.8% |
| 2027 | ~$291,503 | ~$291,503 | ~1.3713% | ~$3,997 | -3.6% |
| 2028 | ~$286,213 | ~$286,213 | ~1.3163% | ~$3,767 | -5.3% |
| 2029 | ~$281,018 | ~$281,018 | ~1.2613% | ~$3,544 | -7.1% |
| 2030 | ~$275,917 | ~$275,917 | ~1.2063% | ~$3,328 | -8.8% |
| 2026 | ~$290,844 | ~$290,844 | ~1.4813% | ~$4,308 | -3.8% |
| 2027 | ~$279,749 | ~$279,749 | ~1.4813% | ~$4,144 | -7.5% |
| 2028 | ~$269,076 | ~$269,076 | ~1.4813% | ~$3,986 | -11.0% |
| 2029 | ~$258,811 | ~$258,811 | ~1.4813% | ~$3,834 | -14.4% |
| 2030 | ~$248,937 | ~$248,937 | ~1.4813% | ~$3,687 | -17.7% |
| 2026 | ~$302,939 | ~$302,939 | ~1.3988% | ~$4,237 | +0.2% |
| 2027 | ~$303,500 | ~$303,500 | ~1.3163% | ~$3,995 | +0.4% |
| 2028 | ~$304,061 | ~$304,061 | ~1.2338% | ~$3,751 | +0.6% |
| 2029 | ~$304,624 | ~$304,624 | ~1.1513% | ~$3,507 | +0.7% |
| 2030 | ~$305,188 | ~$305,188 | ~1.0687% | ~$3,262 | +0.9% |
In 2025, this property's market value of $302,380 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -79% 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 | $302,380 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $392,760 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $361,861 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $345,409 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $325,366 | $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.