3415 NORTHLAND DR TX 78731
| Owner | ROSS CONLEY PARTNERSHIP |
|---|---|
| Parcel ID | 0132031212 |
| Short ID | 128102 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 10,110 SF |
| Land SF | 35,672 SF |
| Acres | 0.819 |
| Year Built | 1980 |
| Legal | LOT 2 * RESUB OF LOT 6-8 MCCARTY TRIANGLE |
| Neighborhood | 47CEN |
| Land | $1,070,160 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,070,160 |
| Improvement | $572,266 |
|---|---|
| Total Improvement | $572,266 |
| Market | $1,642,426 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,642,426 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,642,426 |
| Taxable Value | $1,642,426 |
|---|
Appreciation: Market value has fallen -14.5% from $1,920,000 (2021) to $1,642,426 (2025), a CAGR of -3.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $33,612. 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 65% of market value ($1,070,160 land vs $572,266 improvements), about $30/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,642,426, this parcel sits in the upper-middle (50th–75th 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 -3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,351,190 by 2030, with an estimated annual tax burden around $25,453. 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 | 16,000 SF | ✗ |
| 1ST | 1st Floor | 10,110 SF | ✓ |
| SO | Sketch Only | 3,452 SF | ✗ |
| 501 | CANOPY | 3,452 SF | ✗ |
| 482 | LIGHT POLES | 3 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% | $15,195.73 | $15,195.73 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,606.59 | $8,606.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,172.98 | $6,172.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,938.44 | $1,938.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,698.27 | $1,698.27 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $33,612.01 | $33,612.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,716,021 | $1,642,426 | +4.5% |
| Assessed Value | $1,716,021 | $1,642,426 | +4.5% |
| Land Value | $1,070,160 | $1,070,160 | +0.0% |
| Improvement Value | $645,861 | $572,266 | +12.9% |
| Taxable Value | $1,716,021 | $1,642,426 | +4.5% |
| Total Tax 2026 = estimate |
~$35,118
Estimated
|
~$33,612
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,716,021 | $1,716,021 | +0 (+0.0%) |
| Taxable Value | $1,716,021 | $1,716,021 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,716,021 | $1,070,160 | $645,861 | — | $1,716,021 | $1,716,021 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,642,426 | $1,070,160 | $572,266 | — | $1,642,426 | $1,642,426 | ~$33,612 | Partial |
| 2024 | $1,625,819 | — | — | −$555,659 | $1,070,160 | $— | $32,550 | Verified |
| 2023 | $1,536,560 | — | — | −$466,400 | $1,070,160 | $— | $29,415 | Verified |
| 2022 | $1,536,147 | — | — | −$287,627 | $1,248,520 | $— | $30,346 | Verified |
| 2021 | $1,920,000 | — | — | −$671,480 | $1,248,520 | $— | $33,437 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.5% | +4.5% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +1.0% | +1.0% | ~100% | 1.9800% | Verified |
| 2023 | +5.8% | +5.8% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.5% | -1.7% | -4.7% | +5.8% | 2024 | -20.0% | 2022 |
| Assessment Ratio | 100.0% | 80.3% | — | 100.0% | 2025 | 65.0% | 2021 |
| 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 |
$33,612 | $31,872 | ~$28,552 | $33,612 | 2025 | $29,415 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,579,545 | ~$1,579,545 | ~2.0139% | ~$31,811 | -3.8% |
| 2027 | ~$1,519,071 | ~$1,519,071 | ~1.9814% | ~$30,099 | -7.5% |
| 2028 | ~$1,460,913 | ~$1,460,913 | ~1.9488% | ~$28,471 | -11.1% |
| 2029 | ~$1,404,981 | ~$1,404,981 | ~1.9163% | ~$26,924 | -14.5% |
| 2030 | ~$1,351,190 | ~$1,351,190 | ~1.8837% | ~$25,453 | -17.7% |
| 2026 | ~$1,560,305 | ~$1,560,305 | ~2.0465% | ~$31,931 | -5.0% |
| 2027 | ~$1,482,289 | ~$1,482,289 | ~2.0465% | ~$30,335 | -9.8% |
| 2028 | ~$1,408,175 | ~$1,408,175 | ~2.0465% | ~$28,818 | -14.3% |
| 2029 | ~$1,337,766 | ~$1,337,766 | ~2.0465% | ~$27,377 | -18.5% |
| 2030 | ~$1,270,878 | ~$1,270,878 | ~2.0465% | ~$26,008 | -22.6% |
| 2026 | ~$1,612,393 | ~$1,612,393 | ~1.9977% | ~$32,210 | -1.8% |
| 2027 | ~$1,582,910 | ~$1,582,910 | ~1.9488% | ~$30,848 | -3.6% |
| 2028 | ~$1,553,966 | ~$1,553,966 | ~1.9000% | ~$29,526 | -5.4% |
| 2029 | ~$1,525,550 | ~$1,525,550 | ~1.8512% | ~$28,241 | -7.1% |
| 2030 | ~$1,497,655 | ~$1,497,655 | ~1.8024% | ~$26,993 | -8.8% |
In 2025, this property's market value of $1,642,426 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +16% above 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 | $1,642,426 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,625,819 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,536,560 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,536,147 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,920,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.