4883 SPICEWOOD SPRINGS RD 100 78731
| Owner | MARGARET M MORGAN & ASSOCIATES PLLC |
|---|---|
| Parcel ID | 0147050302 |
| Short ID | 951178 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,277 SF |
| Land SF | 5,779 SF |
| Acres | 0.133 |
| Year Built | 1985 |
| Legal | UNT 100 SPICEWOOD CANYON CONDOMINIUMS PLUS 22.56 % INT IN COM AREA |
| Neighborhood | NW |
| Land | $115,588 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $115,588 |
| Improvement | $528,572 |
|---|---|
| Total Improvement | $528,572 |
| Market | $644,160 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $644,160 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $644,160 |
| Taxable Value | $644,160 |
|---|
Appreciation: Market value has fallen -0.3% from $645,823 (2023) to $644,160 (2025), a CAGR of -0.1% over 2 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 +0.2%, 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 $13,183. 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 18% of market value ($115,588 land vs $528,572 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $644,160, this parcel sits in the bottom quartile (<25th 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 -0.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $640,021 by 2030, with an estimated annual tax burden around $12,056. 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 | 2,277 SF | ✓ |
| 551 | PAVED AREA | 2,030 SF | ✗ |
| 487 | PARKING UNDER | 1,444 SF | ✓ |
| 501 | CANOPY | 30 SF | ✗ |
| 482 | LIGHT POLES | 2 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% | $5,959.77 | $5,959.77 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,375.51 | $3,375.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,421.04 | $2,421.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $760.26 | $760.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $666.06 | $666.06 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,182.64 | $13,182.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $861,239 | $644,160 | +33.7% |
| Assessed Value | $772,992 | $644,160 | +20.0% |
| Land Value | $115,588 | $115,588 | +0.0% |
| Improvement Value | $745,651 | $528,572 | +41.1% |
| Taxable Value | $772,992 | $644,160 | +20.0% |
| HS Cap Loss | -$88,247 | — | |
| Total Tax 2026 = estimate |
~$15,819
Estimated
|
~$13,183
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $900,484 | $861,239 | -39,245 (-4.4%) |
| Taxable Value | $772,992 | $772,992 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $861,239 | $115,588 | $745,651 | −$88,247 | $772,992 | $772,992 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $644,160 | $115,588 | $528,572 | — | $644,160 | $644,160 | ~$13,183 | Partial |
| 2024 | $880,195 | — | — | −$764,607 | $115,588 | $— | $14,161 | Verified |
| 2023 | $645,823 | — | — | −$530,235 | $115,588 | $— | $15,925 | Verified |
| 2022 | $— | — | — | — | $115,588 | $— | $12,754 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +39.8% | +20.0% | 85.8% | Not available | Partial |
| 2025 | -9.8% | -9.8% | ~100% | Not available | Partial |
| 2024 | -20.7% | -20.7% | ~100% | 1.9800% | Verified |
| 2023 | +39.5% | +39.5% | ~100% | 1.7700% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +33.7% | +14.4% | -5.2% | +36.3% | 2024 | -26.8% | 2025 |
| Assessment Ratio | 89.8% | 55.2% | — | 100.0% | 2025 | 13.1% | 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 |
$13,183 | $14,423 | ~$12,505 | $15,925 | 2023 | $13,183 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$643,330 | ~$643,330 | ~2.0139% | ~$12,956 | -0.1% |
| 2027 | ~$642,501 | ~$642,501 | ~1.9814% | ~$12,730 | -0.3% |
| 2028 | ~$641,674 | ~$641,674 | ~1.9488% | ~$12,505 | -0.4% |
| 2029 | ~$640,847 | ~$640,847 | ~1.9163% | ~$12,280 | -0.5% |
| 2030 | ~$640,021 | ~$640,021 | ~1.8837% | ~$12,056 | -0.6% |
| 2026 | ~$630,447 | ~$630,447 | ~2.0465% | ~$12,902 | -2.1% |
| 2027 | ~$617,026 | ~$617,026 | ~2.0465% | ~$12,627 | -4.2% |
| 2028 | ~$603,890 | ~$603,890 | ~2.0465% | ~$12,359 | -6.3% |
| 2029 | ~$591,034 | ~$591,034 | ~2.0465% | ~$12,095 | -8.2% |
| 2030 | ~$578,452 | ~$578,452 | ~2.0465% | ~$11,838 | -10.2% |
| 2026 | ~$656,213 | ~$656,213 | ~1.9977% | ~$13,109 | +1.9% |
| 2027 | ~$668,492 | ~$668,492 | ~1.9488% | ~$13,028 | +3.8% |
| 2028 | ~$681,001 | ~$681,001 | ~1.9000% | ~$12,939 | +5.7% |
| 2029 | ~$693,743 | ~$693,743 | ~1.8512% | ~$12,843 | +7.7% |
| 2030 | ~$706,725 | ~$706,725 | ~1.8024% | ~$12,738 | +9.7% |
In 2025, this property's market value of $644,160 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -55% 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 | $644,160 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $880,195 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $645,823 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
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.