9828 GREAT HILLS TRL 78759
| Owner | GREAT HILLS RETAIL INC |
|---|---|
| Parcel ID | 0154010216 |
| Short ID | 958228 |
| Type | Real |
| Use Code | 41 Community Shopping Center |
| Valuation | Income |
| Improvement SF | 112,774 SF |
| Land SF | 750,814 SF |
| Acres | 17.236 |
| Year Built | 1991 |
| Legal | OAK VIEW SEC 2 AMD - SCHMIDT TRACT NO 1 LOT 2 |
| Neighborhood | FNW |
| Land | $30,032,560 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $30,032,560 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $29,978,275 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $29,978,275 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $29,978,275 |
| Taxable Value | $29,978,275 |
|---|
Appreciation: Market value has fallen -25.5% from $40,252,587 (2023) to $29,978,275 (2025), a CAGR of -13.7% over 2 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 +0.2%, 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 $613,501. 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 100% of market value ($30,032,560 land vs $0 improvements), about $40/SF of land. With value concentrated in the land under a ~35-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $29,978,275, this parcel sits in the top quartile (≥75th 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 -13.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,349,565 by 2030, with an estimated annual tax burden around $270,309. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 193,330 SF | ✗ |
| 1ST | 1st Floor | 112,774 SF | ✓ |
| 491 | SPRINKLER HEADS | 112,774 SF | ✗ |
| 611 | TERRACE | 16,845 SF | ✗ |
| 501 | CANOPY | 16,735 SF | ✗ |
| 511 | DECK | 476 SF | ✗ |
| 482 | LIGHT POLES | 17 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% | $277,359.00 | $277,359.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $157,091.26 | $157,091.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $112,671.85 | $112,671.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $35,381.26 | $35,381.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $30,997.54 | $30,997.54 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $613,500.91 | $613,500.91 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $30,680,000 | $29,978,275 | +2.3% |
| Assessed Value | $30,680,000 | $29,978,275 | +2.3% |
| Land Value | $30,032,560 | $30,032,560 | +0.0% |
| Improvement Value | $647,440 | — | — |
| Taxable Value | $30,680,000 | $29,978,275 | +2.3% |
| Total Tax 2026 = estimate |
~$627,862
Estimated
|
~$613,501
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $32,690,923 | $30,680,000 | -2,010,923 (-6.2%) |
| Taxable Value | $32,690,923 | $30,680,000 | -2,010,923 (-6.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $30,680,000 | $30,032,560 | $647,440 | — | $30,680,000 | $30,680,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $29,978,275 | $30,032,560 | — | — | $29,978,275 | $29,978,275 | ~$613,501 | Partial |
| 2024 | $36,725,000 | — | — | −$6,692,440 | $30,032,560 | $— | $722,173 | Verified |
| 2023 | $40,252,587 | — | — | −$28,990,377 | $11,262,210 | $— | $664,446 | Verified |
| 2022 | $— | — | — | — | $11,262,210 | $— | $794,958 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.0% | +9.0% | ~100% | Not available | Partial |
| 2025 | -17.7% | -17.7% | ~100% | Not available | Partial |
| 2024 | -0.8% | -0.8% | ~100% | 1.9800% | Verified |
| 2023 | -8.8% | -8.8% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -25.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.3% | -8.3% | -14.1% | +2.3% | 2026 | -18.4% | 2025 |
| Assessment Ratio | 100.0% | 77.5% | — | 100.0% | 2025 | 28.0% | 2023 |
| 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 |
$613,501 | $666,707 | ~$385,567 | $722,173 | 2024 | $613,501 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$25,870,991 | ~$25,870,991 | ~2.0139% | ~$521,025 | -13.7% |
| 2027 | ~$22,326,440 | ~$22,326,440 | ~1.9814% | ~$442,373 | -25.5% |
| 2028 | ~$19,267,524 | ~$19,267,524 | ~1.9488% | ~$375,493 | -35.7% |
| 2029 | ~$16,627,705 | ~$16,627,705 | ~1.9163% | ~$318,635 | -44.5% |
| 2030 | ~$14,349,565 | ~$14,349,565 | ~1.8837% | ~$270,309 | -52.1% |
| 2026 | ~$28,479,361 | ~$28,479,361 | ~2.0465% | ~$582,826 | -5.0% |
| 2027 | ~$27,055,393 | ~$27,055,393 | ~2.0465% | ~$553,685 | -9.8% |
| 2028 | ~$25,702,624 | ~$25,702,624 | ~2.0465% | ~$526,000 | -14.3% |
| 2029 | ~$24,417,492 | ~$24,417,492 | ~2.0465% | ~$499,700 | -18.5% |
| 2030 | ~$23,196,618 | ~$23,196,618 | ~2.0465% | ~$474,715 | -22.6% |
| 2026 | ~$26,470,556 | ~$26,470,556 | ~1.9977% | ~$528,792 | -11.7% |
| 2027 | ~$23,373,271 | ~$23,373,271 | ~1.9488% | ~$455,508 | -22.0% |
| 2028 | ~$20,638,395 | ~$20,638,395 | ~1.9000% | ~$392,133 | -31.2% |
| 2029 | ~$18,223,523 | ~$18,223,523 | ~1.8512% | ~$337,353 | -39.2% |
| 2030 | ~$16,091,213 | ~$16,091,213 | ~1.8024% | ~$290,023 | -46.3% |
In 2025, this property's market value of $29,978,275 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 21× 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 | $29,978,275 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $36,725,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $40,252,587 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
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.