5001 PLAZA ON THE LAKE TX 78746
| Owner | PLAZA ON THE LAKE ONE LLC |
|---|---|
| Parcel ID | 0135130105 |
| Short ID | 474534 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 122,084 SF |
| Land SF | 245,678 SF |
| Acres | 5.640 |
| Year Built | 1998 |
| Legal | LOT 2 HERMOSA OFFICE PARK |
| Neighborhood | 51SWE |
| Land | $6,141,950 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,141,950 |
| Improvement | $16,130,898 |
|---|---|
| Total Improvement | $16,130,898 |
| Market | $22,272,848 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $22,272,848 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $22,272,848 |
| Taxable Value | $22,272,848 |
|---|
Appreciation: Market value has fallen -50.2% from $44,683,000 (2021) to $22,272,848 (2025), a CAGR of -16.0% 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 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $435,097. 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 28% of market value ($6,141,950 land vs $16,130,898 improvements), about $25/SF of land. Most value sits in the improvements, so building condition, age (~28 yrs), and rent roll drive the underwriting.
Submarket Position: At $22,272,848, 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 -16.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,328,623 by 2030, with an estimated annual tax burden around $156,312. 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.
16 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 269,015 SF | ✗ |
| 187 | PARKING GARAGE | 187,610 SF | ✓ |
| 491 | SPRINKLER HEADS | 126,604 SF | ✗ |
| 387 | PARKING GAR UNDR | 79,162 SF | ✓ |
| 551 | PAVED AREA | 60,420 SF | ✗ |
| 3RD | 3rd Floor | 42,042 SF | ✓ |
| 2ND | 2nd Floor | 40,603 SF | ✓ |
| 1ST | 1st Floor | 39,439 SF | ✓ |
| 611 | TERRACE | 5,683 SF | ✗ |
| LOBBY | Lobby | 4,268 SF | ✓ |
| 581C | STORAGE ATT COMM | 1,303 SF | ✓ |
| 335 | PENTHOUSE | 863 SF | ✓ |
| MEZZ | Mezzanine | 252 SF | ✓ |
| 482 | LIGHT POLES | 24 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| MISC | Miscellaneous | 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% | $185,354.64 | $185,354.64 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $116,713.51 | $116,713.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $83,711.39 | $83,711.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $26,287.08 | $26,287.08 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $23,030.12 | $23,030.12 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $435,096.74 | $435,096.74 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $22,600,000 | $22,272,848 | +1.5% |
| Assessed Value | $22,600,000 | $22,272,848 | +1.5% |
| Land Value | $6,141,950 | $6,141,950 | +0.0% |
| Improvement Value | $16,458,050 | $16,130,898 | +2.0% |
| Taxable Value | $22,600,000 | $22,272,848 | +1.5% |
| Total Tax 2026 = estimate |
~$441,488
Estimated
|
~$435,097
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $22,600,000 | $22,600,000 | +0 (+0.0%) |
| Taxable Value | $22,600,000 | $22,600,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $22,600,000 | $6,141,950 | $16,458,050 | — | $22,600,000 | $22,600,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $22,272,848 | $6,141,950 | $16,130,898 | — | $22,272,848 | $22,272,848 | ~$435,097 | Partial |
| 2024 | $39,000,000 | — | — | −$32,858,050 | $6,141,950 | $— | $488,159 | Verified |
| 2023 | $49,842,000 | — | — | −$43,700,050 | $6,141,950 | $— | $719,554 | Verified |
| 2022 | $44,182,400 | — | — | −$38,040,450 | $6,141,950 | $— | $988,328 | Verified |
| 2021 | $44,683,000 | — | — | −$38,541,050 | $6,141,950 | $— | $961,311 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.5% | +1.5% | ~100% | Not available | Partial |
| 2025 | -12.5% | -12.5% | ~100% | Not available | Partial |
| 2024 | -39.2% | -39.2% | ~100% | 1.9200% | Verified |
| 2023 | -16.0% | -16.0% | ~100% | 1.7200% | Verified |
| 2022 | +12.8% | +12.8% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -49.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.5% | -10.3% | -16.2% | +12.8% | 2023 | -42.9% | 2025 |
| Assessment Ratio | 100.0% | 42.6% | — | 100.0% | 2025 | 12.3% | 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 |
$435,097 | $718,490 | ~$245,899 | $988,328 | 2022 | $435,097 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$18,714,753 | ~$18,714,753 | ~1.8979% | ~$355,189 | -16.0% |
| 2027 | ~$15,725,066 | ~$15,725,066 | ~1.8423% | ~$289,709 | -29.4% |
| 2028 | ~$13,212,981 | ~$13,212,981 | ~1.7868% | ~$236,085 | -40.7% |
| 2029 | ~$11,102,203 | ~$11,102,203 | ~1.7312% | ~$192,200 | -50.2% |
| 2030 | ~$9,328,623 | ~$9,328,623 | ~1.6756% | ~$156,312 | -58.1% |
| 2026 | ~$21,159,206 | ~$21,159,206 | ~1.9535% | ~$413,342 | -5.0% |
| 2027 | ~$20,101,245 | ~$20,101,245 | ~1.9535% | ~$392,675 | -9.8% |
| 2028 | ~$19,096,183 | ~$19,096,183 | ~1.9535% | ~$373,041 | -14.3% |
| 2029 | ~$18,141,374 | ~$18,141,374 | ~1.9535% | ~$354,389 | -18.5% |
| 2030 | ~$17,234,305 | ~$17,234,305 | ~1.9535% | ~$336,670 | -22.6% |
| 2026 | ~$19,160,210 | ~$19,160,210 | ~1.8701% | ~$358,320 | -14.0% |
| 2027 | ~$16,482,565 | ~$16,482,565 | ~1.7868% | ~$294,505 | -26.0% |
| 2028 | ~$14,179,121 | ~$14,179,121 | ~1.7034% | ~$241,528 | -36.3% |
| 2029 | ~$12,197,585 | ~$12,197,585 | ~1.6200% | ~$197,606 | -45.2% |
| 2030 | ~$10,492,968 | ~$10,492,968 | ~1.5367% | ~$161,244 | -52.9% |
In 2025, this property's market value of $22,272,848 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 16× 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 | $22,272,848 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $39,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $49,842,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $44,182,400 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $44,683,000 | $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.