1103 N CUERNAVACA DR TX 78733
| Owner | BARNES COMMERCIAL PROPERTIES |
|---|---|
| Parcel ID | 0129360611 |
| Short ID | 125459 |
| Type | Real |
| Use Code | 63 Mini-Warehouse / Self-Storage |
| Valuation | Income |
| Improvement SF | 2,650 SF |
| Land SF | 10,800 SF |
| Acres | 0.248 |
| Year Built | 1982 |
| Legal | LOT 5 BLK 80 AUSTIN LAKE HILLS SEC 2 |
| Neighborhood | 63SWE |
| Land | $86,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $86,400 |
| Improvement | $89,614 |
|---|---|
| Total Improvement | $89,614 |
| Market | $176,014 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $176,014 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $176,014 |
| Taxable Value | $176,014 |
|---|
Appreciation: Market value has risen +1.4% from $173,621 (2021) to $176,014 (2025), a CAGR of 0.3% 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 $2,607. 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 49% of market value ($86,400 land vs $89,614 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 $176,014, 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 +0.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $179,052 by 2030, with an estimated annual tax burden around $2,160. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,650 SF | ✓ |
| 541 | FENCE COMM LF | 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% | $1,464.79 | $1,464.79 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $661.54 | $661.54 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $207.74 | $207.74 | Paid |
| E10 Travis County ESD # 10 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $176.01 | $176.01 | Paid |
| W18 WCID # 18 | 0.0713% | 0.0658% | 0.0611% | 0.0577% | 0.0552% | -0.0025% | $97.16 | $97.16 | Paid |
| Combined Rate | 1.7013% | 1.5873% | 1.4544% | 1.4956% | 1.4813% | -0.0143% | $2,607.24 | $2,607.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $181,195 | $176,014 | +2.9% |
| Assessed Value | $181,195 | $176,014 | +2.9% |
| Land Value | $86,400 | $86,400 | +0.0% |
| Improvement Value | $94,795 | $89,614 | +5.8% |
| Taxable Value | $181,195 | $176,014 | +2.9% |
| Total Tax 2026 = estimate |
~$2,684
Estimated
|
~$2,607
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $181,195 | $181,195 | +0 (+0.0%) |
| Taxable Value | $181,195 | $181,195 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $181,195 | $86,400 | $94,795 | — | $181,195 | $181,195 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $176,014 | $86,400 | $89,614 | — | $176,014 | $176,014 | ~$2,607 | Partial |
| 2024 | $176,867 | — | — | −$90,467 | $86,400 | $— | $2,742 | Verified |
| 2023 | $175,106 | — | — | −$88,706 | $86,400 | $— | $2,572 | Verified |
| 2022 | $173,621 | — | — | −$87,221 | $86,400 | $— | $2,780 | Verified |
| 2021 | $173,621 | — | — | −$87,221 | $86,400 | $— | $2,954 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.9% | +2.9% | ~100% | Not available | Partial |
| 2025 | -4.0% | -4.0% | ~100% | Not available | Partial |
| 2024 | +3.7% | +3.7% | ~100% | 1.5000% | Verified |
| 2023 | +1.0% | +1.0% | ~100% | 1.4500% | Verified |
| 2022 | +0.9% | +0.9% | ~100% | 1.5900% | Verified |
| 2021 | base year | — | ~100% | 1.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +1.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.9% | +0.9% | -0.2% | +2.9% | 2026 | -0.5% | 2025 |
| Assessment Ratio | 100.0% | 66.3% | — | 100.0% | 2025 | 48.9% | 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 |
$2,607 | $2,731 | ~$2,340 | $2,954 | 2021 | $2,572 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$176,617 | ~$176,617 | ~1.4263% | ~$2,519 | +0.3% |
| 2027 | ~$177,223 | ~$177,223 | ~1.3713% | ~$2,430 | +0.7% |
| 2028 | ~$177,830 | ~$177,830 | ~1.3163% | ~$2,341 | +1.0% |
| 2029 | ~$178,440 | ~$178,440 | ~1.2613% | ~$2,251 | +1.4% |
| 2030 | ~$179,052 | ~$179,052 | ~1.2063% | ~$2,160 | +1.7% |
| 2026 | ~$173,097 | ~$173,097 | ~1.4813% | ~$2,564 | -1.7% |
| 2027 | ~$170,229 | ~$170,229 | ~1.4813% | ~$2,522 | -3.3% |
| 2028 | ~$167,408 | ~$167,408 | ~1.4813% | ~$2,480 | -4.9% |
| 2029 | ~$164,633 | ~$164,633 | ~1.4813% | ~$2,439 | -6.5% |
| 2030 | ~$161,905 | ~$161,905 | ~1.4813% | ~$2,398 | -8.0% |
| 2026 | ~$180,138 | ~$180,138 | ~1.3988% | ~$2,520 | +2.3% |
| 2027 | ~$184,358 | ~$184,358 | ~1.3163% | ~$2,427 | +4.7% |
| 2028 | ~$188,677 | ~$188,677 | ~1.2338% | ~$2,328 | +7.2% |
| 2029 | ~$193,097 | ~$193,097 | ~1.1513% | ~$2,223 | +9.7% |
| 2030 | ~$197,621 | ~$197,621 | ~1.0687% | ~$2,112 | +12.3% |
In 2025, this property's market value of $176,014 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -88% 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 | $176,014 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $176,867 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $175,106 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $173,621 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $173,621 | $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.