4893 SPICEWOOD SPRINGS RD 101 78731
| Owner | FERRARA INVESTMENTS LP |
|---|---|
| Parcel ID | 0147050303 |
| Short ID | 951179 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 758 SF |
| Land SF | 1,819 SF |
| Acres | 0.042 |
| Year Built | 1985 |
| Legal | UNT 101 SPICEWOOD CANYON CONDOMINIUMS PLUS 7.1 % INT IN COM AREA |
| Neighborhood | NW |
| Land | $36,378 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $36,378 |
| Improvement | $253,594 |
|---|---|
| Total Improvement | $253,594 |
| Market | $289,972 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $289,972 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $289,972 |
| Taxable Value | $289,972 |
|---|
Appreciation: Market value has risen +33.8% from $216,773 (2023) to $289,972 (2025), a CAGR of 15.7% over 2 years. This is strong appreciation — well above typical inflation. 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 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 $5,934. 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 13% of market value ($36,378 land vs $253,594 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 $289,972, 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 +15.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $600,113 by 2030, with an estimated annual tax burden around $8,797. 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 | 758 SF | ✓ |
| 551 | PAVED AREA | 639 SF | ✗ |
| 487 | PARKING UNDER | 454 SF | ✓ |
| 501 | CANOPY | 9 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% | $2,682.82 | $2,682.82 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,519.50 | $1,519.50 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,089.85 | $1,089.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $342.23 | $342.23 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $299.83 | $299.83 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $5,934.23 | $5,934.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $324,936 | $289,972 | +12.1% |
| Assessed Value | $324,936 | $289,972 | +12.1% |
| Land Value | $36,378 | $36,378 | +0.0% |
| Improvement Value | $288,558 | $253,594 | +13.8% |
| Taxable Value | $324,936 | $289,972 | +12.1% |
| Total Tax 2026 = estimate |
~$6,650
Estimated
|
~$5,934
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $324,936 | $324,936 | +0 (+0.0%) |
| Taxable Value | $324,936 | $324,936 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $324,936 | $36,378 | $288,558 | — | $324,936 | $324,936 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $289,972 | $36,378 | $253,594 | — | $289,972 | $289,972 | ~$5,934 | Partial |
| 2024 | $229,700 | — | — | −$193,322 | $36,378 | $— | $5,463 | Verified |
| 2023 | $216,773 | — | — | −$180,395 | $36,378 | $— | $4,156 | Verified |
| 2022 | $— | — | — | — | $36,378 | $— | $4,281 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +12.1% | +12.1% | ~100% | Not available | Partial |
| 2025 | +3.8% | +5.2% | ~100% | Not available | Partial |
| 2024 | -14.1% | -15.2% | 98.7% | 1.9600% | Verified |
| 2023 | +40.9% | +40.9% | ~100% | 1.2800% | Verified |
| 2022 | base year | — | ~100% | 1.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +12.1% | +14.8% | +13.2% | +26.2% | 2025 | +6.0% | 2024 |
| Assessment Ratio | 100.0% | 58.1% | — | 100.0% | 2025 | 15.8% | 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 |
$5,934 | $5,184 | ~$7,566 | $5,934 | 2025 | $4,156 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$335,376 | ~$318,969 | ~2.0139% | ~$6,424 | +15.7% |
| 2027 | ~$387,889 | ~$350,866 | ~1.9814% | ~$6,952 | +33.8% |
| 2028 | ~$448,624 | ~$385,953 | ~1.9488% | ~$7,522 | +54.7% |
| 2029 | ~$518,869 | ~$424,548 | ~1.9163% | ~$8,136 | +78.9% |
| 2030 | ~$600,113 | ~$467,003 | ~1.8837% | ~$8,797 | +107.0% |
| 2026 | ~$329,576 | ~$318,969 | ~2.0465% | ~$6,528 | +13.7% |
| 2027 | ~$374,589 | ~$350,866 | ~2.0465% | ~$7,180 | +29.2% |
| 2028 | ~$425,751 | ~$385,953 | ~2.0465% | ~$7,898 | +46.8% |
| 2029 | ~$483,899 | ~$424,548 | ~2.0465% | ~$8,688 | +66.9% |
| 2030 | ~$549,990 | ~$467,003 | ~2.0465% | ~$9,557 | +89.7% |
| 2026 | ~$341,175 | ~$318,969 | ~1.9977% | ~$6,372 | +17.7% |
| 2027 | ~$401,420 | ~$350,866 | ~1.9488% | ~$6,838 | +38.4% |
| 2028 | ~$472,302 | ~$385,953 | ~1.9000% | ~$7,333 | +62.9% |
| 2029 | ~$555,701 | ~$424,548 | ~1.8512% | ~$7,859 | +91.6% |
| 2030 | ~$653,826 | ~$467,003 | ~1.8024% | ~$8,417 | +125.5% |
In 2025, this property's market value of $289,972 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -80% 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 | $289,972 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $229,700 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $216,773 | $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.