4801 PLAZA ON THE LAKE TX 78746
| Owner | PLAZA ON THE LAKE TWO LLC |
|---|---|
| Parcel ID | 0135130103 |
| Short ID | 131898 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 114,718 SF |
| Land SF | 241,758 SF |
| Acres | 5.550 |
| Year Built | 2000 |
| Legal | LOT 3 HERMOSA OFFICE PARK |
| Neighborhood | 51SWE |
| Land | $6,043,950 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,043,950 |
| Improvement | $20,261,741 |
|---|---|
| Total Improvement | $20,261,741 |
| Market | $26,305,691 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $26,305,691 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $26,305,691 |
| Taxable Value | $26,305,691 |
|---|
Appreciation: Market value has fallen -34.5% from $40,157,000 (2021) to $26,305,691 (2025), a CAGR of -10.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $513,878. Eanes ISD is the largest single contributor, at 42.6% 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 23% of market value ($6,043,950 land vs $20,261,741 improvements), about $25/SF of land. Most value sits in the improvements, so building condition, age (~26 yrs), and rent roll drive the underwriting.
Submarket Position: At $26,305,691, this parcel sits in the top quartile (≥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 -10.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,502,805 by 2030, with an estimated annual tax burden around $259,768. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 114,718 SF | ✗ |
| 387 | PARKING GAR UNDR | 85,000 SF | ✓ |
| 551 | PAVED AREA | 51,300 SF | ✗ |
| 2ND | 2nd Floor | 38,326 SF | ✓ |
| 3RD | 3rd Floor | 38,326 SF | ✓ |
| 1ST | 1st Floor | 38,066 SF | ✓ |
| 611 | TERRACE | 5,280 SF | ✗ |
| 333 | MECHANICAL RM FV | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 1 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% | $218,915.96 | $218,915.96 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $137,846.29 | $137,846.29 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $98,868.62 | $98,868.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $31,046.77 | $31,046.77 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $27,200.08 | $27,200.08 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $513,877.72 | $513,877.72 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $26,900,000 | $26,305,691 | +2.3% |
| Assessed Value | $26,900,000 | $26,305,691 | +2.3% |
| Land Value | $6,043,950 | $6,043,950 | +0.0% |
| Improvement Value | $20,856,050 | $20,261,741 | +2.9% |
| Taxable Value | $26,900,000 | $26,305,691 | +2.3% |
| Total Tax 2026 = estimate |
~$525,487
Estimated
|
~$513,878
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $26,900,000 | $26,900,000 | +0 (+0.0%) |
| Taxable Value | $26,900,000 | $26,900,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $26,900,000 | $6,043,950 | $20,856,050 | — | $26,900,000 | $26,900,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $26,305,691 | $6,043,950 | $20,261,741 | — | $26,305,691 | $26,305,691 | ~$513,878 | Partial |
| 2024 | $34,600,000 | — | — | −$28,556,050 | $6,043,950 | $— | $547,776 | Verified |
| 2023 | $45,759,100 | — | — | −$39,715,150 | $6,043,950 | $— | $638,840 | Verified |
| 2022 | $40,386,400 | — | — | −$34,342,450 | $6,043,950 | $— | $907,368 | Verified |
| 2021 | $40,157,000 | — | — | −$34,113,050 | $6,043,950 | $— | $878,719 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.3% | +2.3% | ~100% | Not available | Partial |
| 2025 | -7.9% | -7.9% | ~100% | Not available | Partial |
| 2024 | -24.0% | -24.0% | ~100% | 1.9200% | Verified |
| 2023 | -17.8% | -17.8% | ~100% | 1.7000% | Verified |
| 2022 | +13.3% | +13.3% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -34.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.3% | -6.4% | -10.4% | +13.3% | 2023 | -24.4% | 2024 |
| Assessment Ratio | 100.0% | 43.5% | — | 100.0% | 2025 | 13.2% | 2023 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$513,878 | $697,316 | ~$348,348 | $907,368 | 2022 | $513,878 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$23,665,835 | ~$23,665,835 | ~1.8979% | ~$449,157 | -10.0% |
| 2027 | ~$21,290,896 | ~$21,290,896 | ~1.8423% | ~$392,250 | -19.1% |
| 2028 | ~$19,154,290 | ~$19,154,290 | ~1.7868% | ~$342,242 | -27.2% |
| 2029 | ~$17,232,098 | ~$17,232,098 | ~1.7312% | ~$298,321 | -34.5% |
| 2030 | ~$15,502,805 | ~$15,502,805 | ~1.6756% | ~$259,768 | -41.1% |
| 2026 | ~$24,990,406 | ~$24,990,406 | ~1.9535% | ~$488,184 | -5.0% |
| 2027 | ~$23,740,886 | ~$23,740,886 | ~1.9535% | ~$463,775 | -9.8% |
| 2028 | ~$22,553,842 | ~$22,553,842 | ~1.9535% | ~$440,586 | -14.3% |
| 2029 | ~$21,426,150 | ~$21,426,150 | ~1.9535% | ~$418,557 | -18.5% |
| 2030 | ~$20,354,842 | ~$20,354,842 | ~1.9535% | ~$397,629 | -22.6% |
| 2026 | ~$24,191,949 | ~$24,191,949 | ~1.8701% | ~$452,420 | -8.0% |
| 2027 | ~$22,248,052 | ~$22,248,052 | ~1.7868% | ~$397,520 | -15.4% |
| 2028 | ~$20,460,353 | ~$20,460,353 | ~1.7034% | ~$348,523 | -22.2% |
| 2029 | ~$18,816,301 | ~$18,816,301 | ~1.6200% | ~$304,832 | -28.5% |
| 2030 | ~$17,304,354 | ~$17,304,354 | ~1.5367% | ~$265,913 | -34.2% |
In 2025, this property's market value of $26,305,691 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 19× 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 | $26,305,691 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $34,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $45,759,100 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $40,386,400 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $40,157,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.