8500 BLUFFSTONE CV B-104 TX 78759
| Owner | NZS PARTNERSHIP LTD |
|---|---|
| Parcel ID | 0150050608 |
| Short ID | 542303 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 1,674 SF |
| Land SF | 9,243 SF |
| Acres | 0.212 |
| Year Built | 2002 |
| Legal | UNT 104 BLD B GREAT HILLS VILLAGE CONDOMINIUM OFFICES AMENDED PLUS 4.375 % INT IN COM AREA |
| Neighborhood | 26FNW07 |
| Land | $138,645 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $138,645 |
| Improvement | $590,855 |
|---|---|
| Total Improvement | $590,855 |
| Market | $729,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $729,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $729,500 |
| Taxable Value | $729,500 |
|---|
Appreciation: Market value has risen +17.8% from $619,380 (2021) to $729,500 (2025), a CAGR of 4.2% over 4 years. This represents moderate, steady growth. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $14,929. 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 ($138,645 land vs $590,855 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 $729,500, 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 +4.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $895,077 by 2030, with an estimated annual tax burden around $16,861. 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 | 2,981 SF | ✗ |
| 1ST | 1st Floor | 1,674 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% | $6,749.33 | $6,749.33 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,822.70 | $3,822.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,741.79 | $2,741.79 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $860.98 | $860.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $754.30 | $754.30 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,929.10 | $14,929.10 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $760,000 | $729,500 | +4.2% |
| Assessed Value | $760,000 | $729,500 | +4.2% |
| Land Value | $138,645 | $138,645 | +0.0% |
| Improvement Value | $621,355 | $590,855 | +5.2% |
| Taxable Value | $760,000 | $729,500 | +4.2% |
| Total Tax 2026 = estimate |
~$15,553
Estimated
|
~$14,929
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,000,423 | $760,000 | -240,423 (-24.0%) |
| Taxable Value | $875,400 | $760,000 | -115,400 (-13.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $760,000 | $138,645 | $621,355 | — | $760,000 | $760,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $729,500 | $138,645 | $590,855 | — | $729,500 | $729,500 | ~$14,929 | Partial |
| 2024 | $969,459 | — | — | −$830,814 | $138,645 | $— | $17,056 | Verified |
| 2023 | $770,436 | — | — | −$631,791 | $138,645 | $— | $17,540 | Verified |
| 2022 | $615,296 | — | — | −$476,651 | $138,645 | $— | $15,216 | Verified |
| 2021 | $619,380 | — | — | −$526,950 | $92,430 | $— | $13,393 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +37.1% | +20.0% | 87.5% | Not available | Partial |
| 2025 | -15.2% | -15.2% | ~100% | Not available | Partial |
| 2024 | -11.2% | -11.2% | ~100% | 1.9800% | Verified |
| 2023 | +25.8% | +25.8% | ~100% | 1.8100% | Verified |
| 2022 | +25.2% | +25.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +18.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.2% | +5.9% | +3.3% | +25.8% | 2024 | -24.8% | 2025 |
| Assessment Ratio | 100.0% | 44.9% | — | 100.0% | 2025 | 14.3% | 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 |
$14,929 | $15,627 | ~$16,078 | $17,540 | 2023 | $13,393 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$759,963 | ~$759,963 | ~2.0139% | ~$15,305 | +4.2% |
| 2027 | ~$791,698 | ~$791,698 | ~1.9814% | ~$15,687 | +8.5% |
| 2028 | ~$824,758 | ~$824,758 | ~1.9488% | ~$16,073 | +13.1% |
| 2029 | ~$859,198 | ~$859,198 | ~1.9163% | ~$16,465 | +17.8% |
| 2030 | ~$895,077 | ~$895,077 | ~1.8837% | ~$16,861 | +22.7% |
| 2026 | ~$745,373 | ~$745,373 | ~2.0465% | ~$15,254 | +2.2% |
| 2027 | ~$761,591 | ~$761,591 | ~2.0465% | ~$15,586 | +4.4% |
| 2028 | ~$778,162 | ~$778,162 | ~2.0465% | ~$15,925 | +6.7% |
| 2029 | ~$795,094 | ~$795,094 | ~2.0465% | ~$16,271 | +9.0% |
| 2030 | ~$812,394 | ~$812,394 | ~2.0465% | ~$16,626 | +11.4% |
| 2026 | ~$774,553 | ~$774,553 | ~1.9977% | ~$15,473 | +6.2% |
| 2027 | ~$822,388 | ~$822,388 | ~1.9488% | ~$16,027 | +12.7% |
| 2028 | ~$873,177 | ~$873,177 | ~1.9000% | ~$16,591 | +19.7% |
| 2029 | ~$927,103 | ~$927,103 | ~1.8512% | ~$17,162 | +27.1% |
| 2030 | ~$984,360 | ~$984,360 | ~1.8024% | ~$17,742 | +34.9% |
In 2025, this property's market value of $729,500 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -49% 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 | $729,500 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $969,459 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $770,436 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $615,296 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $619,380 | $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.