8500 BLUFFSTONE CV B-103 TX 78759
| Owner | NZS PARTNERSHIP LTD |
|---|---|
| Parcel ID | 0150050607 |
| Short ID | 542302 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 2,683 SF |
| Land SF | 13,048 SF |
| Acres | 0.300 |
| Year Built | 2002 |
| Legal | UNT 103 BLD B GREAT HILLS VILLAGE CONDOMINIUM OFFICES AMENDED PLUS 6.176 % INT IN COM AREA |
| Neighborhood | 26FNW07 |
| Land | $195,720 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $195,720 |
| Improvement | $845,980 |
|---|---|
| Total Improvement | $845,980 |
| Market | $1,041,700 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,041,700 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,041,700 |
| Taxable Value | $1,041,700 |
|---|
Appreciation: Market value has risen +16.1% from $897,000 (2021) to $1,041,700 (2025), a CAGR of 3.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2023→2024), 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 $21,318. 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 ($195,720 land vs $845,980 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 $1,041,700, 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 +3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,255,829 by 2030, with an estimated annual tax burden around $23,657. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,683 SF | ✓ |
| SO | Sketch Only | 2,354 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% | $9,637.81 | $9,637.81 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,458.69 | $5,458.69 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,915.18 | $3,915.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,229.45 | $1,229.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,077.12 | $1,077.12 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $21,318.25 | $21,318.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,000,000 | $1,041,700 | -4.0% |
| Assessed Value | $1,000,000 | $1,041,700 | -4.0% |
| Land Value | $195,720 | $195,720 | +0.0% |
| Improvement Value | $804,280 | $845,980 | -4.9% |
| Taxable Value | $1,000,000 | $1,041,700 | -4.0% |
| Total Tax 2026 = estimate |
~$20,465
Estimated
|
~$21,318
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,304,305 | $1,000,000 | -304,305 (-23.3%) |
| Taxable Value | $1,250,040 | $1,000,000 | -250,040 (-20.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,000,000 | $195,720 | $804,280 | — | $1,000,000 | $1,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,041,700 | $195,720 | $845,980 | — | $1,041,700 | $1,041,700 | ~$21,318 | Partial |
| 2024 | $1,389,800 | — | — | −$1,194,080 | $195,720 | $— | $22,514 | Verified |
| 2023 | $975,000 | — | — | −$779,280 | $195,720 | $— | $25,145 | Verified |
| 2022 | $902,000 | — | — | −$706,280 | $195,720 | $— | $19,256 | Verified |
| 2021 | $897,000 | — | — | −$766,520 | $130,480 | $— | $19,634 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.2% | +20.0% | 95.8% | Not available | Partial |
| 2025 | -8.3% | -8.3% | ~100% | Not available | Partial |
| 2024 | -18.3% | -18.3% | ~100% | 1.9800% | Verified |
| 2023 | +42.5% | +42.5% | ~100% | 1.8100% | Verified |
| 2022 | +8.1% | +8.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.0% | +4.4% | +4.7% | +42.5% | 2024 | -25.0% | 2025 |
| Assessment Ratio | 100.0% | 45.1% | — | 100.0% | 2025 | 14.1% | 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 |
$21,318 | $21,573 | ~$22,714 | $25,145 | 2023 | $19,256 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,081,385 | ~$1,081,385 | ~2.0139% | ~$21,778 | +3.8% |
| 2027 | ~$1,122,581 | ~$1,122,581 | ~1.9814% | ~$22,243 | +7.8% |
| 2028 | ~$1,165,347 | ~$1,165,347 | ~1.9488% | ~$22,711 | +11.9% |
| 2029 | ~$1,209,742 | ~$1,209,742 | ~1.9163% | ~$23,182 | +16.1% |
| 2030 | ~$1,255,829 | ~$1,255,829 | ~1.8837% | ~$23,657 | +20.6% |
| 2026 | ~$1,060,551 | ~$1,060,551 | ~2.0465% | ~$21,704 | +1.8% |
| 2027 | ~$1,079,743 | ~$1,079,743 | ~2.0465% | ~$22,097 | +3.7% |
| 2028 | ~$1,099,282 | ~$1,099,282 | ~2.0465% | ~$22,497 | +5.5% |
| 2029 | ~$1,119,174 | ~$1,119,174 | ~2.0465% | ~$22,904 | +7.4% |
| 2030 | ~$1,139,427 | ~$1,139,427 | ~2.0465% | ~$23,318 | +9.4% |
| 2026 | ~$1,102,219 | ~$1,102,219 | ~1.9977% | ~$22,019 | +5.8% |
| 2027 | ~$1,166,253 | ~$1,166,253 | ~1.9488% | ~$22,728 | +12.0% |
| 2028 | ~$1,234,008 | ~$1,234,008 | ~1.9000% | ~$23,446 | +18.5% |
| 2029 | ~$1,305,699 | ~$1,305,699 | ~1.8512% | ~$24,171 | +25.3% |
| 2030 | ~$1,381,555 | ~$1,381,555 | ~1.8024% | ~$24,901 | +32.6% |
In 2025, this property's market value of $1,041,700 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -27% 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 | $1,041,700 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,389,800 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $975,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $902,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $897,000 | $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.