4893 SPICEWOOD SPRINGS RD 202 78731
| Owner | RLJ CONSULTING LLC |
|---|---|
| Parcel ID | 0147050306 |
| Short ID | 951182 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 800 SF |
| Land SF | 2,926 SF |
| Acres | 0.067 |
| Year Built | 1985 |
| Legal | UNT 202 SPICEWOOD CANYON CONDOMINIUMS PLUS 11.42 % INT IN COM AREA |
| Neighborhood | NW |
| Land | $58,512 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $58,512 |
| Improvement | $254,505 |
|---|---|
| Total Improvement | $254,505 |
| Market | $313,017 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $313,017 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $313,017 |
| Taxable Value | $313,017 |
|---|
Appreciation: Market value has risen +33.2% from $235,028 (2023) to $313,017 (2025), a CAGR of 15.4% 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 $6,406. 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 19% of market value ($58,512 land vs $254,505 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 $313,017, 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 +15.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $640,750 by 2030, with an estimated annual tax burden around $12,070. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 1,328 SF | ✗ |
| 487 | PARKING UNDER | 945 SF | ✓ |
| 2ND | 2nd Floor | 800 SF | ✓ |
| 501 | CANOPY | 15 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% | $2,896.03 | $2,896.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,640.26 | $1,640.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,176.46 | $1,176.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $369.43 | $369.43 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $323.66 | $323.66 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,405.84 | $6,405.84 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $348,707 | $313,017 | +11.4% |
| Assessed Value | $348,707 | $313,017 | +11.4% |
| Land Value | $58,512 | $58,512 | +0.0% |
| Improvement Value | $290,195 | $254,505 | +14.0% |
| Taxable Value | $348,707 | $313,017 | +11.4% |
| Total Tax 2026 = estimate |
~$7,136
Estimated
|
~$6,406
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $348,707 | $348,707 | +0 (+0.0%) |
| Taxable Value | $348,707 | $348,707 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $348,707 | $58,512 | $290,195 | — | $348,707 | $348,707 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $313,017 | $58,512 | $254,505 | — | $313,017 | $313,017 | ~$6,406 | Partial |
| 2024 | $249,100 | — | — | −$190,588 | $58,512 | $— | $5,924 | Verified |
| 2023 | $235,028 | — | — | −$176,516 | $58,512 | $— | $4,507 | Verified |
| 2022 | $— | — | — | — | $58,512 | $— | $4,642 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.4% | +11.4% | ~100% | Not available | Partial |
| 2025 | +3.7% | +4.7% | ~100% | Not available | Partial |
| 2024 | -13.3% | -14.2% | 99.0% | 1.9600% | Verified |
| 2023 | +39.3% | +39.3% | ~100% | 1.2900% | Verified |
| 2022 | base year | — | ~100% | 1.8600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +11.4% | +14.4% | +13.0% | +25.7% | 2025 | +6.0% | 2024 |
| Assessment Ratio | 100.0% | 62.1% | — | 100.0% | 2025 | 23.5% | 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 |
$6,406 | $5,612 | ~$9,524 | $6,406 | 2025 | $4,507 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$361,237 | ~$361,237 | ~2.0139% | ~$7,275 | +15.4% |
| 2027 | ~$416,885 | ~$416,885 | ~1.9814% | ~$8,260 | +33.2% |
| 2028 | ~$481,106 | ~$481,106 | ~1.9488% | ~$9,376 | +53.7% |
| 2029 | ~$555,219 | ~$555,219 | ~1.9163% | ~$10,640 | +77.4% |
| 2030 | ~$640,750 | ~$640,750 | ~1.8837% | ~$12,070 | +104.7% |
| 2026 | ~$354,977 | ~$354,977 | ~2.0465% | ~$7,265 | +13.4% |
| 2027 | ~$402,561 | ~$402,561 | ~2.0465% | ~$8,238 | +28.6% |
| 2028 | ~$456,523 | ~$456,523 | ~2.0465% | ~$9,343 | +45.8% |
| 2029 | ~$517,720 | ~$517,720 | ~2.0465% | ~$10,595 | +65.4% |
| 2030 | ~$587,120 | ~$587,120 | ~2.0465% | ~$12,015 | +87.6% |
| 2026 | ~$367,497 | ~$367,497 | ~1.9977% | ~$7,341 | +17.4% |
| 2027 | ~$431,460 | ~$431,460 | ~1.9488% | ~$8,408 | +37.8% |
| 2028 | ~$506,555 | ~$506,555 | ~1.9000% | ~$9,625 | +61.8% |
| 2029 | ~$594,720 | ~$594,720 | ~1.8512% | ~$11,009 | +90.0% |
| 2030 | ~$698,230 | ~$698,230 | ~1.8024% | ~$12,585 | +123.1% |
In 2025, this property's market value of $313,017 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -78% 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 | $313,017 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $249,100 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $235,028 | $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.