8500 BLUFFSTONE CV B-102 TX 78759
| Owner | EPIC VENTURES L P |
|---|---|
| Parcel ID | 0150050606 |
| Short ID | 542301 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 2,120 SF |
| Land SF | 10,310 SF |
| Acres | 0.237 |
| Year Built | 2002 |
| Legal | UNT 102 BLD B GREAT HILLS VILLAGE CONDOMINIUM OFFICES AMENDED PLUS 4.88 % INT IN COM AREA |
| Neighborhood | 26FNW07 |
| Land | $154,650 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $154,650 |
| Improvement | $497,861 |
|---|---|
| Total Improvement | $497,861 |
| Market | $652,511 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $652,511 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $652,511 |
| Taxable Value | $652,511 |
|---|
Appreciation: Market value has fallen -9.9% from $724,100 (2021) to $652,511 (2025), a CAGR of -2.6% 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 $13,354. 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 24% of market value ($154,650 land vs $497,861 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $652,511, 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 -2.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $572,894 by 2030, with an estimated annual tax burden around $10,792. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| SO | Sketch Only | 2,327 SF | ✗ |
| 1ST | 1st Floor | 2,120 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% | $6,037.03 | $6,037.03 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,419.27 | $3,419.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,452.43 | $2,452.43 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $770.11 | $770.11 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $674.70 | $674.70 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $13,353.54 | $13,353.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $800,000 | $652,511 | +22.6% |
| Assessed Value | $783,013 | $652,511 | +20.0% |
| Land Value | $154,650 | $154,650 | +0.0% |
| Improvement Value | $645,350 | $497,861 | +29.6% |
| Taxable Value | $783,013 | $652,511 | +20.0% |
| HS Cap Loss | -$16,987 | — | |
| Total Tax 2026 = estimate |
~$16,024
Estimated
|
~$13,354
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,055,629 | $800,000 | -255,629 (-24.2%) |
| Taxable Value | $783,013 | $783,013 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $800,000 | $154,650 | $645,350 | −$16,987 | $783,013 | $783,013 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $652,511 | $154,650 | $497,861 | — | $652,511 | $652,511 | ~$13,354 | Partial |
| 2024 | $1,125,300 | — | — | −$970,650 | $154,650 | $— | $16,655 | Verified |
| 2023 | $788,000 | — | — | −$633,350 | $154,650 | $— | $20,359 | Verified |
| 2022 | $728,000 | — | — | −$573,350 | $154,650 | $— | $15,562 | Verified |
| 2021 | $724,100 | — | — | −$621,000 | $103,100 | $— | $15,846 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +61.8% | +20.0% | 74.2% | Not available | Partial |
| 2025 | -22.4% | -22.4% | ~100% | Not available | Partial |
| 2024 | -25.3% | -25.3% | ~100% | 1.9800% | Verified |
| 2023 | +42.8% | +42.8% | ~100% | 1.8100% | Verified |
| 2022 | +8.2% | +8.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -10.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +22.6% | +6.4% | -6.2% | +42.8% | 2024 | -42.0% | 2025 |
| Assessment Ratio | 97.9% | 44.4% | — | 100.0% | 2025 | 13.7% | 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 |
$13,354 | $16,355 | ~$11,780 | $20,359 | 2023 | $13,354 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$635,748 | ~$635,748 | ~2.0139% | ~$12,804 | -2.6% |
| 2027 | ~$619,416 | ~$619,416 | ~1.9814% | ~$12,273 | -5.1% |
| 2028 | ~$603,504 | ~$603,504 | ~1.9488% | ~$11,761 | -7.5% |
| 2029 | ~$588,000 | ~$588,000 | ~1.9163% | ~$11,268 | -9.9% |
| 2030 | ~$572,894 | ~$572,894 | ~1.8837% | ~$10,792 | -12.2% |
| 2026 | ~$622,698 | ~$622,698 | ~2.0465% | ~$12,743 | -4.6% |
| 2027 | ~$594,247 | ~$594,247 | ~2.0465% | ~$12,161 | -8.9% |
| 2028 | ~$567,096 | ~$567,096 | ~2.0465% | ~$11,606 | -13.1% |
| 2029 | ~$541,186 | ~$541,186 | ~2.0465% | ~$11,075 | -17.1% |
| 2030 | ~$516,459 | ~$516,459 | ~2.0465% | ~$10,569 | -20.9% |
| 2026 | ~$648,798 | ~$648,798 | ~1.9977% | ~$12,961 | -0.6% |
| 2027 | ~$645,107 | ~$645,107 | ~1.9488% | ~$12,572 | -1.1% |
| 2028 | ~$641,437 | ~$641,437 | ~1.9000% | ~$12,187 | -1.7% |
| 2029 | ~$637,787 | ~$637,787 | ~1.8512% | ~$11,807 | -2.3% |
| 2030 | ~$634,158 | ~$634,158 | ~1.8024% | ~$11,430 | -2.8% |
In 2025, this property's market value of $652,511 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -54% 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 | $652,511 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,125,300 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $788,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $728,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $724,100 | $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.