3702 MOUNTAIN VIEW AVE TX 78734
| Owner | MOHSENI MELROZ NEWMAN |
|---|---|
| Parcel ID | 0154580408 |
| Short ID | 155159 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 280 SF |
| Land SF | 10,025 SF |
| Acres | 0.230 |
| Year Built | 2015 |
| Legal | LOT 24 BLK 2 MOUNTAIN VIEW |
| Neighborhood | 53SOU |
| Land | $160,400 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $160,400 |
| Improvement | $133,655 |
|---|---|
| Total Improvement | $133,655 |
| Market | $294,055 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $294,055 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $294,055 |
| Taxable Value | $294,055 |
|---|
| Total Due | $8,654.94 |
|---|---|
| First Delinquent | 2024 |
Appreciation: Market value has risen +30.6% from $225,096 (2021) to $294,055 (2025), a CAGR of 6.9% 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6800% in 2025 (+0.0211% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,940. Lake Travis ISD is the largest single contributor, at 61.9% 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 55% of market value ($160,400 land vs $133,655 improvements), about $16/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $294,055, 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 +6.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $410,681 by 2030, with an estimated annual tax burden around $5,995. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $8,654.94 in unpaid taxes since 2024. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 280 SF | ✓ |
| 541 | FENCE COMM LF | 128 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Travis County | 0.3444% | 0.3758% | +92 |
| Lake Travis ISD | 1.0656% | 1.0397% | -76 |
| Travis Central Health | 0.1080% | 0.1180% | +30 |
| Travis County ESD # 06 | 0.0876% | 0.0904% | +8 |
| WCID # 17 | 0.0533% | 0.0560% | +8 |
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $3,057.29 | $99.37 | $2,957.92 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,105.19 | $35.92 | $1,069.27 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $347.05 | $11.28 | $335.77 |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $265.82 | $8.64 | $257.18 |
| W17 WCID # 17 | 0.0568% | 0.0543% | 0.0533% | 0.0533% | 0.0560% | +0.0027% | $164.67 | $5.35 | $159.32 |
| Combined Rate | 1.8561% | 1.7700% | 1.6158% | 1.6589% | 1.6800% | +0.0211% | $4,940.02 | $160.56 | $4,779.46 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $248,527 | $294,055 | -15.5% |
| Assessed Value | $248,527 | $294,055 | -15.5% |
| Land Value | $160,400 | $160,400 | +0.0% |
| Improvement Value | $88,127 | $133,655 | -34.1% |
| Taxable Value | $248,527 | $294,055 | -15.5% |
| Total Tax 2026 = estimate |
~$4,175
Estimated
|
$4,940 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $248,527 | $248,527 | +0 (+0.0%) |
| Taxable Value | $248,527 | $248,527 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $248,527 | $160,400 | $88,127 | — | $248,527 | $248,527 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $294,055 | $160,400 | $133,655 | — | $294,055 | $294,055 | $4,940 | Verified |
| 2024 | $295,965 | — | — | −$135,565 | $160,400 | $— | $5,892 | Verified |
| 2023 | $247,845 | — | — | −$87,445 | $160,400 | $— | $4,782 | Verified |
| 2022 | $245,811 | — | — | −$85,411 | $160,400 | $— | $4,387 | Verified |
| 2021 | $225,096 | — | — | −$64,696 | $160,400 | $— | $4,562 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -15.5% | -15.5% | ~100% | Not available | Partial |
| 2025 | -24.0% | -17.2% | ~100% | 1.6800% | Verified |
| 2024 | +30.8% | +20.0% | 91.8% | 1.5200% | Verified |
| 2023 | +19.4% | +19.4% | ~100% | 1.6200% | Verified |
| 2022 | +0.8% | +0.8% | ~100% | 1.7700% | Verified |
| 2021 | base year | — | ~100% | 2.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +19.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.5% | +2.7% | +10.8% | +19.4% | 2024 | -15.5% | 2026 |
| Assessment Ratio | 100.0% | 75.9% | — | 100.0% | 2025 | 54.2% | 2024 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
| Tax Amount | $4,940 | $4,913 | ~$5,565 | $5,892 | 2024 | $4,387 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$314,372 | ~$314,372 | ~1.6359% | ~$5,143 | +6.9% |
| 2027 | ~$336,093 | ~$336,093 | ~1.5919% | ~$5,350 | +14.3% |
| 2028 | ~$359,314 | ~$359,314 | ~1.5479% | ~$5,562 | +22.2% |
| 2029 | ~$384,140 | ~$384,140 | ~1.5039% | ~$5,777 | +30.6% |
| 2030 | ~$410,681 | ~$410,681 | ~1.4598% | ~$5,995 | +39.7% |
| 2026 | ~$308,491 | ~$308,491 | ~1.6800% | ~$5,183 | +4.9% |
| 2027 | ~$323,635 | ~$323,635 | ~1.6800% | ~$5,437 | +10.1% |
| 2028 | ~$339,523 | ~$339,523 | ~1.6800% | ~$5,704 | +15.5% |
| 2029 | ~$356,191 | ~$356,191 | ~1.6800% | ~$5,984 | +21.1% |
| 2030 | ~$373,678 | ~$373,678 | ~1.6800% | ~$6,278 | +27.1% |
| 2026 | ~$320,253 | ~$320,253 | ~1.6139% | ~$5,169 | +8.9% |
| 2027 | ~$348,785 | ~$348,785 | ~1.5479% | ~$5,399 | +18.6% |
| 2028 | ~$379,859 | ~$379,859 | ~1.4818% | ~$5,629 | +29.2% |
| 2029 | ~$413,702 | ~$413,702 | ~1.4158% | ~$5,857 | +40.7% |
| 2030 | ~$450,559 | ~$450,559 | ~1.3498% | ~$6,081 | +53.2% |
In 2025, this property's market value of $294,055 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -79% 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 | $294,055 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $295,965 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $247,845 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $245,811 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $225,096 | $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.