4500 RIVER PLACE BLVD TX 78730
| Owner | CF RIVER PLACE ARCIS LLC |
|---|---|
| Parcel ID | 0141340122 |
| Short ID | 831385 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 3,000 SF |
| Land SF | 7,657,282 SF |
| Acres | 175.787 |
| Year Built | 1993 |
| Legal | 4.257AC OF LOT 2 RIVER PLACE SEC 9 & .793AC OF LOT 2 BLK A RIVER PLACE WATER STORAGE SITE & LOT 3 RIVER PLACE CENTER & LOT 1-4 BLK A RIVER PLACE GOLF COURSE RESUB OF LOTS 2 & 4 & LOT 178 RIVER PLACE S |
| Neighborhood | 92FNW |
| Land | $1,757,870 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,757,870 |
| Improvement | $844,019 |
|---|---|
| Total Improvement | $844,019 |
| Market | $2,601,889 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,601,889 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,601,889 |
| Taxable Value | $2,601,889 |
|---|
Appreciation: Market value has fallen -4.4% from $2,720,838 (2021) to $2,601,889 (2025), a CAGR of -1.1% 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 7 taxing entities is 2.3020% in 2025 (+0.0893% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $59,895. Leander ISD is the largest single contributor, at 48.5% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 68% of market value ($1,757,870 land vs $844,019 improvements), about $0/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,601,889, 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 -1.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,460,489 by 2030, with an estimated annual tax burden around $47,149. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 3,000 SF | ✓ |
| 501 | CANOPY | 2,100 SF | ✗ |
| 327 | STORAGE COMM'L | 1,060 SF | ✓ |
| 351 | DRIVING RANGES | 25 SF | ✓ |
| 348 | GOLF COURSE | 18 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 |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $28,279.93 | $28,279.93 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $12,715.47 | $12,715.47 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $9,779.07 | $9,779.07 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,070.83 | $3,070.83 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,690.35 | $2,690.35 | Paid |
| L8P River Place Limited District | 0.0786% | 0.0716% | 0.0670% | 0.0645% | 0.0672% | +0.0027% | $1,748.47 | $1,748.47 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $46.64 | $46.64 | Paid |
| Combined Rate | 2.6106% | 2.3845% | 2.1654% | 2.2127% | 2.3020% | +0.0893% | $58,330.76 | $58,330.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,693,111 | $2,601,889 | +3.5% |
| Assessed Value | $2,693,111 | $2,601,889 | +3.5% |
| Land Value | $1,757,870 | $1,757,870 | +0.0% |
| Improvement Value | $935,241 | $844,019 | +10.8% |
| Taxable Value | $2,693,111 | $2,601,889 | +3.5% |
| Total Tax 2026 = estimate |
~$61,995
Estimated
|
~$58,331
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,834,854 | $2,693,111 | -141,743 (-5.0%) |
| Taxable Value | $2,834,854 | $2,693,111 | -141,743 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,693,111 | $1,757,870 | $935,241 | — | $2,693,111 | $2,693,111 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,601,889 | $1,757,870 | $844,019 | — | $2,601,889 | $2,601,889 | ~$58,331 | Partial |
| 2024 | $2,837,126 | — | — | — | — | $— | $58,689 | Verified |
| 2023 | $2,789,265 | — | — | — | — | $— | $60,302 | Verified |
| 2022 | $2,721,381 | — | — | — | — | $— | $64,837 | Verified |
| 2021 | $2,720,838 | — | — | −$962,968 | $1,757,870 | $— | $68,867 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.0% | +9.0% | ~100% | Not available | Partial |
| 2025 | -3.2% | -3.2% | ~100% | Not available | Partial |
| 2024 | -5.2% | -5.2% | ~100% | 2.1800% | Verified |
| 2023 | +1.7% | +1.7% | ~100% | 2.1300% | Verified |
| 2022 | +2.5% | +2.5% | ~100% | 2.3200% | Verified |
| 2021 | base year | — | ~100% | 2.5300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -4.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.5% | -0.1% | -1.8% | +3.5% | 2026 | -8.3% | 2025 |
| Assessment Ratio | 100.0% | 88.2% | — | 100.0% | 2025 | 64.6% | 2021 |
| Effective Tax Rate (2025) | 2.2400% | 2.2400% | — | 2.2400% | 2025 | 2.2400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$58,331 | $62,205 | ~$52,147 | $68,867 | 2021 | $58,331 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,572,973 | ~$2,572,973 | ~2.2248% | ~$57,244 | -1.1% |
| 2027 | ~$2,544,379 | ~$2,544,379 | ~2.1477% | ~$54,645 | -2.2% |
| 2028 | ~$2,516,102 | ~$2,516,102 | ~2.0705% | ~$52,097 | -3.3% |
| 2029 | ~$2,488,140 | ~$2,488,140 | ~1.9934% | ~$49,598 | -4.4% |
| 2030 | ~$2,460,489 | ~$2,460,489 | ~1.9162% | ~$47,149 | -5.4% |
| 2026 | ~$2,520,936 | ~$2,520,936 | ~2.3020% | ~$58,032 | -3.1% |
| 2027 | ~$2,442,501 | ~$2,442,501 | ~2.3020% | ~$56,226 | -6.1% |
| 2028 | ~$2,366,506 | ~$2,366,506 | ~2.3020% | ~$54,477 | -9.0% |
| 2029 | ~$2,292,877 | ~$2,292,877 | ~2.3020% | ~$52,782 | -11.9% |
| 2030 | ~$2,221,538 | ~$2,221,538 | ~2.3020% | ~$51,139 | -14.6% |
| 2026 | ~$2,625,011 | ~$2,625,011 | ~2.1863% | ~$57,390 | +0.9% |
| 2027 | ~$2,648,339 | ~$2,648,339 | ~2.0705% | ~$54,835 | +1.8% |
| 2028 | ~$2,671,874 | ~$2,671,874 | ~1.9548% | ~$52,230 | +2.7% |
| 2029 | ~$2,695,618 | ~$2,695,618 | ~1.8391% | ~$49,575 | +3.6% |
| 2030 | ~$2,719,573 | ~$2,719,573 | ~1.7234% | ~$46,868 | +4.5% |
In 2025, this property's market value of $2,601,889 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +84% 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 | $2,601,889 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,837,126 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,789,265 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,721,381 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,720,838 | $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.