4926 SPICEWOOD SPRINGS RD TX 78759
| Owner | 4926 SPICEWOOD JOINT VENTURE |
|---|---|
| Parcel ID | 0147050205 |
| Short ID | 424005 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 13,200 SF |
| Land SF | 82,548 SF |
| Acres | 1.895 |
| Year Built | 1985 |
| Legal | LOT 1 BLK A CARY ADDN |
| Neighborhood | 52NWE |
| Land | $990,576 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $990,576 |
| Improvement | $144,395 |
|---|---|
| Total Improvement | $144,395 |
| Market | $1,134,971 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,134,971 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,134,971 |
| Taxable Value | $1,134,971 |
|---|
Appreciation: Market value has fallen -41.3% from $1,932,354 (2021) to $1,134,971 (2025), a CAGR of -12.5% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $23,227. 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 87% of market value ($990,576 land vs $144,395 improvements), about $12/SF of land. With value concentrated in the land under a ~41-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,134,971, 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 -12.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $583,589 by 2030, with an estimated annual tax burden around $10,993. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 18,259 SF | ✗ |
| 1ST | 1st Floor | 6,680 SF | ✓ |
| 2ND | 2nd Floor | 6,520 SF | ✓ |
| 501 | CANOPY | 108 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% | $10,500.75 | $10,500.75 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,947.44 | $5,947.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,265.73 | $4,265.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,339.53 | $1,339.53 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,173.56 | $1,173.56 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $23,227.01 | $23,227.01 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,156,361 | $1,134,971 | +1.9% |
| Assessed Value | $1,156,361 | $1,134,971 | +1.9% |
| Land Value | $990,576 | $990,576 | +0.0% |
| Improvement Value | $165,785 | $144,395 | +14.8% |
| Taxable Value | $1,156,361 | $1,134,971 | +1.9% |
| Total Tax 2026 = estimate |
~$23,665
Estimated
|
~$23,227
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,156,361 | $1,156,361 | +0 (+0.0%) |
| Taxable Value | $1,156,361 | $1,156,361 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,156,361 | $990,576 | $165,785 | — | $1,156,361 | $1,156,361 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,134,971 | $990,576 | $144,395 | — | $1,134,971 | $1,134,971 | ~$23,227 | Partial |
| 2024 | $1,710,538 | — | — | −$719,962 | $990,576 | $— | $25,120 | Verified |
| 2023 | $1,954,110 | — | — | −$963,534 | $990,576 | $— | $30,948 | Verified |
| 2022 | $1,950,705 | — | — | −$960,129 | $990,576 | $— | $38,592 | Verified |
| 2021 | $1,932,354 | — | — | −$941,778 | $990,576 | $— | $42,461 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.9% | +1.9% | ~100% | Not available | Partial |
| 2025 | -10.5% | -10.5% | ~100% | Not available | Partial |
| 2024 | -25.9% | -25.9% | ~100% | 1.9800% | Verified |
| 2023 | -12.5% | -12.5% | ~100% | 1.8100% | Verified |
| 2022 | +0.2% | +0.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -41.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.9% | -8.6% | -12.8% | +1.9% | 2026 | -33.6% | 2025 |
| Assessment Ratio | 100.0% | 68.5% | — | 100.0% | 2025 | 50.7% | 2023 |
| 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 |
$23,227 | $32,070 | ~$15,171 | $42,461 | 2021 | $23,227 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$993,595 | ~$993,595 | ~2.0139% | ~$20,010 | -12.5% |
| 2027 | ~$869,829 | ~$869,829 | ~1.9814% | ~$17,235 | -23.4% |
| 2028 | ~$761,480 | ~$761,480 | ~1.9488% | ~$14,840 | -32.9% |
| 2029 | ~$666,627 | ~$666,627 | ~1.9163% | ~$12,775 | -41.3% |
| 2030 | ~$583,589 | ~$583,589 | ~1.8837% | ~$10,993 | -48.6% |
| 2026 | ~$1,078,222 | ~$1,078,222 | ~2.0465% | ~$22,066 | -5.0% |
| 2027 | ~$1,024,311 | ~$1,024,311 | ~2.0465% | ~$20,962 | -9.8% |
| 2028 | ~$973,096 | ~$973,096 | ~2.0465% | ~$19,914 | -14.3% |
| 2029 | ~$924,441 | ~$924,441 | ~2.0465% | ~$18,919 | -18.5% |
| 2030 | ~$878,219 | ~$878,219 | ~2.0465% | ~$17,973 | -22.6% |
| 2026 | ~$1,016,294 | ~$1,016,294 | ~1.9977% | ~$20,302 | -10.5% |
| 2027 | ~$910,027 | ~$910,027 | ~1.9488% | ~$17,735 | -19.8% |
| 2028 | ~$814,871 | ~$814,871 | ~1.9000% | ~$15,483 | -28.2% |
| 2029 | ~$729,665 | ~$729,665 | ~1.8512% | ~$13,508 | -35.7% |
| 2030 | ~$653,368 | ~$653,368 | ~1.8024% | ~$11,776 | -42.4% |
In 2025, this property's market value of $1,134,971 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -20% 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 | $1,134,971 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,710,538 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,954,110 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,950,705 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,932,354 | $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.