3834 SPICEWOOD SPRINGS RD 202 TX 78759
| Owner | SHELDON DAVID B & DAVID B EDELMAN |
|---|---|
| Parcel ID | 0142011904 |
| Short ID | 583789 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 3,395 SF |
| Land SF | 6,596 SF |
| Acres | 0.151 |
| Year Built | 1973 |
| Legal | UNT 202 3834 SPICEWOOD OFFICE CONDOMINIUMS PLUS 17.06% INT IN COM AREA |
| Neighborhood | 23NW05 |
| Land | $197,877 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $197,877 |
| Improvement | $763,161 |
|---|---|
| Total Improvement | $763,161 |
| Market | $961,038 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $961,038 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $961,038 |
| Taxable Value | $961,038 |
|---|
Appreciation: Market value has risen +54.5% from $622,186 (2021) to $961,038 (2025), a CAGR of 11.5% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced 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 $19,667. 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 21% of market value ($197,877 land vs $763,161 improvements), about $30/SF of land. Most value sits in the improvements, so building condition, age (~53 yrs), and rent roll drive the underwriting.
Submarket Position: At $961,038, 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 +11.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,654,878 by 2030, with an estimated annual tax burden around $29,156. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,395 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% | $8,891.52 | $8,891.52 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,036.00 | $5,036.00 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,612.01 | $3,612.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,134.25 | $1,134.25 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $993.71 | $993.71 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,667.49 | $19,667.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,178,100 | $961,038 | +22.6% |
| Assessed Value | $1,153,246 | $961,038 | +20.0% |
| Land Value | $197,877 | $197,877 | +0.0% |
| Improvement Value | $980,223 | $763,161 | +28.4% |
| Taxable Value | $1,153,246 | $961,038 | +20.0% |
| HS Cap Loss | -$24,854 | — | |
| Total Tax 2026 = estimate |
~$23,601
Estimated
|
~$19,667
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,229,691 | $1,178,100 | -51,591 (-4.2%) |
| Taxable Value | $1,153,246 | $1,153,246 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,178,100 | $197,877 | $980,223 | −$24,854 | $1,153,246 | $1,153,246 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $961,038 | $197,877 | $763,161 | — | $961,038 | $961,038 | ~$19,667 | Partial |
| 2024 | $857,000 | — | — | −$659,123 | $197,877 | $— | $19,046 | Verified |
| 2023 | $757,415 | — | — | −$559,538 | $197,877 | $— | $15,505 | Verified |
| 2022 | $779,523 | — | — | −$581,646 | $197,877 | $— | $14,958 | Verified |
| 2021 | $622,186 | — | — | −$391,329 | $230,857 | $— | $16,968 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +28.0% | +20.0% | 93.8% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +0.9% | +0.9% | ~100% | 1.9800% | Verified |
| 2023 | +25.7% | +25.7% | ~100% | 1.6300% | Verified |
| 2022 | -2.8% | -2.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.7300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +22.6% | +14.1% | +7.4% | +25.3% | 2022 | -2.8% | 2023 |
| Assessment Ratio | 97.9% | 51.6% | — | 100.0% | 2025 | 23.1% | 2024 |
| 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 |
$19,667 | $17,229 | ~$25,076 | $19,667 | 2025 | $14,958 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,071,385 | ~$1,057,142 | ~2.0139% | ~$21,290 | +11.5% |
| 2027 | ~$1,194,403 | ~$1,162,856 | ~1.9814% | ~$23,041 | +24.3% |
| 2028 | ~$1,331,545 | ~$1,279,142 | ~1.9488% | ~$24,928 | +38.6% |
| 2029 | ~$1,484,434 | ~$1,407,056 | ~1.9163% | ~$26,963 | +54.5% |
| 2030 | ~$1,654,878 | ~$1,547,761 | ~1.8837% | ~$29,156 | +72.2% |
| 2026 | ~$1,052,164 | ~$1,052,164 | ~2.0465% | ~$21,532 | +9.5% |
| 2027 | ~$1,151,932 | ~$1,151,932 | ~2.0465% | ~$23,574 | +19.9% |
| 2028 | ~$1,261,159 | ~$1,261,159 | ~2.0465% | ~$25,809 | +31.2% |
| 2029 | ~$1,380,743 | ~$1,380,743 | ~2.0465% | ~$28,257 | +43.7% |
| 2030 | ~$1,511,666 | ~$1,511,666 | ~2.0465% | ~$30,936 | +57.3% |
| 2026 | ~$1,090,606 | ~$1,057,142 | ~1.9977% | ~$21,118 | +13.5% |
| 2027 | ~$1,237,642 | ~$1,162,856 | ~1.9488% | ~$22,662 | +28.8% |
| 2028 | ~$1,404,502 | ~$1,279,142 | ~1.9000% | ~$24,304 | +46.1% |
| 2029 | ~$1,593,859 | ~$1,407,056 | ~1.8512% | ~$26,047 | +65.8% |
| 2030 | ~$1,808,744 | ~$1,547,761 | ~1.8024% | ~$27,896 | +88.2% |
In 2025, this property's market value of $961,038 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -32% 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 | $961,038 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $857,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $757,415 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $779,523 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $622,186 | $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.