8500 BLUFFSTONE CV 103 TX 78759
| Owner | TUT INVESTMENTS LLC |
|---|---|
| Parcel ID | 0150050613 |
| Short ID | 565409 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 805 SF |
| Land SF | 4,101 SF |
| Acres | 0.094 |
| Year Built | 2002 |
| Legal | UNT 103 BLD A GREAT HILLS VILLAGE CONDOMINIUM OFFICES AMENDED PLUS 1.941 % INT IN COM AREA |
| Neighborhood | 26FNW07 |
| Land | $61,515 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,515 |
| Improvement | $268,685 |
|---|---|
| Total Improvement | $268,685 |
| Market | $330,200 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $330,200 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $330,200 |
| Taxable Value | $330,200 |
|---|
Appreciation: Market value has risen +18.1% from $279,606 (2021) to $330,200 (2025), a CAGR of 4.2% over 4 years. This represents moderate, steady growth. 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 $6,757. 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 ($61,515 land vs $268,685 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 $330,200, 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 +4.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $406,504 by 2030, with an estimated annual tax burden around $7,657. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 805 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% | $3,055.01 | $3,055.01 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,730.30 | $1,730.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,241.04 | $1,241.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $389.71 | $389.71 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $341.43 | $341.43 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,757.49 | $6,757.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $315,000 | $330,200 | -4.6% |
| Assessed Value | $315,000 | $330,200 | -4.6% |
| Land Value | $61,515 | $61,515 | +0.0% |
| Improvement Value | $253,485 | $268,685 | -5.7% |
| Taxable Value | $315,000 | $330,200 | -4.6% |
| Total Tax 2026 = estimate |
~$6,446
Estimated
|
~$6,757
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $413,609 | $315,000 | -98,609 (-23.8%) |
| Taxable Value | $396,240 | $315,000 | -81,240 (-20.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $315,000 | $61,515 | $253,485 | — | $315,000 | $315,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $330,200 | $61,515 | $268,685 | — | $330,200 | $330,200 | ~$6,757 | Partial |
| 2024 | $440,800 | — | — | −$379,285 | $61,515 | $— | $7,139 | Verified |
| 2023 | $310,000 | — | — | −$248,485 | $61,515 | $— | $7,975 | Verified |
| 2022 | $281,000 | — | — | −$219,485 | $61,515 | $— | $6,122 | Verified |
| 2021 | $279,606 | — | — | −$238,596 | $41,010 | $— | $6,116 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.3% | +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 | +42.2% | +42.2% | ~100% | 1.8100% | Verified |
| 2022 | +10.3% | +10.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.6% | +4.7% | +5.3% | +42.2% | 2024 | -25.1% | 2025 |
| Assessment Ratio | 100.0% | 45.1% | — | 100.0% | 2025 | 14.0% | 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 |
$6,757 | $6,822 | ~$7,292 | $7,975 | 2023 | $6,116 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$344,219 | ~$344,219 | ~2.0139% | ~$6,932 | +4.2% |
| 2027 | ~$358,833 | ~$358,833 | ~1.9814% | ~$7,110 | +8.7% |
| 2028 | ~$374,068 | ~$374,068 | ~1.9488% | ~$7,290 | +13.3% |
| 2029 | ~$389,949 | ~$389,949 | ~1.9163% | ~$7,473 | +18.1% |
| 2030 | ~$406,504 | ~$406,504 | ~1.8837% | ~$7,657 | +23.1% |
| 2026 | ~$337,615 | ~$337,615 | ~2.0465% | ~$6,909 | +2.2% |
| 2027 | ~$345,196 | ~$345,196 | ~2.0465% | ~$7,064 | +4.5% |
| 2028 | ~$352,948 | ~$352,948 | ~2.0465% | ~$7,223 | +6.9% |
| 2029 | ~$360,874 | ~$360,874 | ~2.0465% | ~$7,385 | +9.3% |
| 2030 | ~$368,977 | ~$368,977 | ~2.0465% | ~$7,551 | +11.7% |
| 2026 | ~$350,823 | ~$350,823 | ~1.9977% | ~$7,008 | +6.2% |
| 2027 | ~$372,734 | ~$372,734 | ~1.9488% | ~$7,264 | +12.9% |
| 2028 | ~$396,013 | ~$396,013 | ~1.9000% | ~$7,524 | +19.9% |
| 2029 | ~$420,747 | ~$420,747 | ~1.8512% | ~$7,789 | +27.4% |
| 2030 | ~$447,025 | ~$447,025 | ~1.8024% | ~$8,057 | +35.4% |
In 2025, this property's market value of $330,200 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -77% 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 | $330,200 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $440,800 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $310,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $281,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $279,606 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 25% | 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.