3401 NORTHLAND DR TX 78731
| Owner | MCCARTY TRIANGLE L L P |
|---|---|
| Parcel ID | 0132031210 |
| Short ID | 128100 |
| Type | Real |
| Use Code | 58 Bank — Branch Office |
| Valuation | Income |
| Improvement SF | 1,260 SF |
| Land SF | 16,463 SF |
| Acres | 0.378 |
| Year Built | 1970 |
| Legal | LOT 5 MCCARTY TRIANGLE |
| Neighborhood | 58CEN |
| Land | $740,835 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $740,835 |
| Improvement | $48,665 |
|---|---|
| Total Improvement | $48,665 |
| Market | $789,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $789,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $789,500 |
| Taxable Value | $789,500 |
|---|
Appreciation: Market value has risen +5.1% from $751,274 (2021) to $789,500 (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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $16,157. 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 94% of market value ($740,835 land vs $48,665 improvements), about $45/SF of land. With value concentrated in the land under a ~56-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 $789,500, 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 +1.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $840,029 by 2030, with an estimated annual tax burden around $15,824. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 14,950 SF | ✗ |
| 1ST | 1st Floor | 1,260 SF | ✓ |
| 503 | CANOPY - BANK | 285 SF | ✗ |
| SO | Sketch Only | 126 SF | ✗ |
| 501 | CANOPY | 87 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% | $7,304.45 | $7,304.45 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,137.11 | $4,137.11 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,967.30 | $2,967.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $931.79 | $931.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $816.34 | $816.34 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,156.99 | $16,156.99 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $992,835 | $789,500 | +25.8% |
| Assessed Value | $947,400 | $789,500 | +20.0% |
| Land Value | $740,835 | $740,835 | +0.0% |
| Improvement Value | $252,000 | $48,665 | +417.8% |
| Taxable Value | $947,400 | $789,500 | +20.0% |
| HS Cap Loss | -$45,435 | — | |
| Total Tax 2026 = estimate |
~$19,388
Estimated
|
~$16,157
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,071,301 | $992,835 | -78,466 (-7.3%) |
| Taxable Value | $947,400 | $947,400 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $992,835 | $740,835 | $252,000 | −$45,435 | $947,400 | $947,400 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $789,500 | $740,835 | $48,665 | — | $789,500 | $789,500 | ~$16,157 | Partial |
| 2024 | $778,610 | — | — | −$37,775 | $740,835 | $— | $15,431 | Verified |
| 2023 | $805,080 | — | — | −$228,875 | $576,205 | $— | $14,087 | Verified |
| 2022 | $805,080 | — | — | −$228,875 | $576,205 | $— | $15,900 | Verified |
| 2021 | $751,274 | — | — | −$175,069 | $576,205 | $— | $17,524 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +35.7% | +20.0% | 88.4% | Not available | Partial |
| 2025 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2024 | -7.0% | -7.0% | ~100% | 1.9800% | Verified |
| 2023 | +4.0% | +4.0% | ~100% | 1.6800% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -1.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +25.8% | +6.2% | -2.9% | +25.8% | 2026 | -3.3% | 2024 |
| Assessment Ratio | 95.4% | 85.1% | — | 100.0% | 2025 | 71.6% | 2022 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,157 | $15,820 | ~$15,966 | $17,524 | 2021 | $14,087 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$799,357 | ~$799,357 | ~2.0139% | ~$16,099 | +1.2% |
| 2027 | ~$809,336 | ~$809,336 | ~1.9814% | ~$16,036 | +2.5% |
| 2028 | ~$819,441 | ~$819,441 | ~1.9488% | ~$15,970 | +3.8% |
| 2029 | ~$829,671 | ~$829,671 | ~1.9163% | ~$15,899 | +5.1% |
| 2030 | ~$840,029 | ~$840,029 | ~1.8837% | ~$15,824 | +6.4% |
| 2026 | ~$783,567 | ~$783,567 | ~2.0465% | ~$16,036 | -0.8% |
| 2027 | ~$777,678 | ~$777,678 | ~2.0465% | ~$15,915 | -1.5% |
| 2028 | ~$771,833 | ~$771,833 | ~2.0465% | ~$15,795 | -2.2% |
| 2029 | ~$766,033 | ~$766,033 | ~2.0465% | ~$15,677 | -3.0% |
| 2030 | ~$760,276 | ~$760,276 | ~2.0465% | ~$15,559 | -3.7% |
| 2026 | ~$815,147 | ~$815,147 | ~1.9977% | ~$16,284 | +3.2% |
| 2027 | ~$841,626 | ~$841,626 | ~1.9488% | ~$16,402 | +6.6% |
| 2028 | ~$868,966 | ~$868,966 | ~1.9000% | ~$16,510 | +10.1% |
| 2029 | ~$897,194 | ~$897,194 | ~1.8512% | ~$16,609 | +13.6% |
| 2030 | ~$926,339 | ~$926,339 | ~1.8024% | ~$16,696 | +17.3% |
In 2025, this property's market value of $789,500 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -44% 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 | $789,500 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $778,610 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $805,080 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $805,080 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $751,274 | $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.