9011 MOUNTAIN RIDGE DR 140 TX
| Owner | JCS CORNERSTONE LLC |
|---|---|
| Parcel ID | 0152010904 |
| Short ID | 922974 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,457 SF |
| Land SF | 5,043 SF |
| Acres | 0.116 |
| Year Built | 1986 |
| Legal | UNT 140 TRAVIS BUILDING COMMERCIAL CONDOMINIUMS PLUS 7.426 % INT IN COM AREA |
| Neighborhood | 53NWE |
| Land | $60,516 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $60,516 |
| Improvement | $407,123 |
|---|---|
| Total Improvement | $407,123 |
| Market | $467,639 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $467,639 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $467,639 |
| Taxable Value | $467,639 |
|---|
Appreciation: Market value has fallen -0.3% from $468,822 (2021) to $467,639 (2025), a CAGR of -0.1% 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 $9,570. 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 13% of market value ($60,516 land vs $407,123 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~40 yrs), and rent roll drive the underwriting.
Submarket Position: At $467,639, 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 -0.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $466,164 by 2030, with an estimated annual tax burden around $8,781. 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 | 1,457 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% | $4,326.60 | $4,326.60 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,450.51 | $2,450.51 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,757.60 | $1,757.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $551.92 | $551.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $483.54 | $483.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $9,570.17 | $9,570.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $487,500 | $467,639 | +4.2% |
| Assessed Value | $487,500 | $467,639 | +4.2% |
| Land Value | $60,516 | $60,516 | +0.0% |
| Improvement Value | $426,984 | $407,123 | +4.9% |
| Taxable Value | $487,500 | $467,639 | +4.2% |
| Total Tax 2026 = estimate |
~$9,977
Estimated
|
~$9,570
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $560,345 | $487,500 | -72,845 (-13.0%) |
| Taxable Value | $560,345 | $487,500 | -72,845 (-13.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $487,500 | $60,516 | $426,984 | — | $487,500 | $487,500 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $467,639 | $60,516 | $407,123 | — | $467,639 | $467,639 | ~$9,570 | Partial |
| 2024 | $655,000 | — | — | −$594,484 | $60,516 | $— | $12,616 | Verified |
| 2023 | $546,900 | — | — | −$486,384 | $60,516 | $— | $11,851 | Verified |
| 2022 | $544,054 | — | — | −$483,538 | $60,516 | $— | $10,801 | Verified |
| 2021 | $468,822 | — | — | −$408,306 | $60,516 | $— | $11,842 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +19.8% | +19.8% | ~100% | Not available | Partial |
| 2025 | -26.5% | -26.5% | ~100% | Not available | Partial |
| 2024 | -19.1% | -19.1% | ~100% | 1.9800% | Verified |
| 2023 | +33.5% | +33.5% | ~100% | 1.5100% | Verified |
| 2022 | +8.4% | +8.4% | ~100% | 1.8300% | Verified |
| 2021 | base year | — | ~100% | 2.5300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -14.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.2% | +2.4% | -0.9% | +19.8% | 2024 | -28.6% | 2025 |
| Assessment Ratio | 100.0% | 40.7% | — | 100.0% | 2025 | 9.2% | 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 |
$9,570 | $11,336 | ~$9,096 | $12,616 | 2024 | $9,570 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$467,344 | ~$467,344 | ~2.0139% | ~$9,412 | -0.1% |
| 2027 | ~$467,049 | ~$467,049 | ~1.9814% | ~$9,254 | -0.1% |
| 2028 | ~$466,754 | ~$466,754 | ~1.9488% | ~$9,096 | -0.2% |
| 2029 | ~$466,459 | ~$466,459 | ~1.9163% | ~$8,939 | -0.3% |
| 2030 | ~$466,164 | ~$466,164 | ~1.8837% | ~$8,781 | -0.3% |
| 2026 | ~$457,991 | ~$457,991 | ~2.0465% | ~$9,373 | -2.1% |
| 2027 | ~$448,542 | ~$448,542 | ~2.0465% | ~$9,179 | -4.1% |
| 2028 | ~$439,288 | ~$439,288 | ~2.0465% | ~$8,990 | -6.1% |
| 2029 | ~$430,225 | ~$430,225 | ~2.0465% | ~$8,804 | -8.0% |
| 2030 | ~$421,349 | ~$421,349 | ~2.0465% | ~$8,623 | -9.9% |
| 2026 | ~$476,696 | ~$476,696 | ~1.9977% | ~$9,523 | +1.9% |
| 2027 | ~$485,929 | ~$485,929 | ~1.9488% | ~$9,470 | +3.9% |
| 2028 | ~$495,341 | ~$495,341 | ~1.9000% | ~$9,412 | +5.9% |
| 2029 | ~$504,935 | ~$504,935 | ~1.8512% | ~$9,347 | +8.0% |
| 2030 | ~$514,715 | ~$514,715 | ~1.8024% | ~$9,277 | +10.1% |
In 2025, this property's market value of $467,639 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -67% 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 | $467,639 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $655,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $546,900 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $544,054 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $468,822 | $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.