9951 ANDERSON MILL RD 100 TX 78750
| Owner | ZENG LAWRENCE & MAY YANG |
|---|---|
| Parcel ID | 0172150702 |
| Short ID | 543424 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 2,528 SF |
| Land SF | 17,353 SF |
| Acres | 0.398 |
| Year Built | 2002 |
| Legal | UNT 100 BALCONES COMMONS OFFICES AMENDED PLUS 12.5% INT IN COM AREA (0.2865 A IN TRAVIS CO) |
| Neighborhood | 26FNW08 |
| Land | $121,472 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $121,472 |
| Improvement | $545,751 |
|---|---|
| Total Improvement | $545,751 |
| Market | $667,223 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $667,223 |
| Value Limitation Adjustment (−) (homestead cap) | −$34,012 |
| Net Appraised (assessed) | $633,211 |
| Taxable Value | $633,211 |
|---|
Appreciation: Market value has risen +61.0% from $414,352 (2021) to $667,223 (2025), a CAGR of 12.6% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0144% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $12,755. Round Rock ISD is the largest single contributor, at 44.3% of the total 2025 levy.
Assessment Gap: Assessed value ($633,211) is $34,012 below market value, suggesting potential for an upward assessment in future years.
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 18% of market value ($121,472 land vs $545,751 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $667,223, 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 +12.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,210,314 by 2030, with an estimated annual tax burden around $17,557. 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 | 2,528 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 |
|---|---|---|---|---|---|---|---|---|---|
| IRR Round Rock ISD | 1.1336% | 1.0626% | 0.9190% | 0.8931% | 0.8931% | +0.0000% | $5,655.21 | $5,655.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,318.13 | $3,318.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,379.89 | $2,379.89 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $747.33 | $747.33 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $654.74 | $654.74 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $12,755.30 | $12,755.30 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $700,000 | $667,223 | +4.9% |
| Assessed Value | $665,988 | $633,211 | +5.2% |
| Land Value | $121,472 | $121,472 | +0.0% |
| Improvement Value | $578,528 | $545,751 | +6.0% |
| Taxable Value | $665,988 | $633,211 | +5.2% |
| HS Cap Loss | -$34,012 | — | |
| Total Tax 2026 = estimate |
~$13,416
Estimated
|
~$12,755
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $819,358 | $700,000 | -119,358 (-14.6%) |
| Taxable Value | $785,346 | $665,988 | -119,358 (-15.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $700,000 | $121,472 | $578,528 | −$34,012 | $665,988 | $665,988 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $667,223 | $121,472 | $545,751 | −$34,012 | $633,211 | $633,211 | ~$12,755 | Partial |
| 2024 | $559,309 | — | — | −$471,849 | $87,460 | $— | $12,289 | Verified |
| 2023 | $501,000 | — | — | −$413,540 | $87,460 | $— | $9,816 | Verified |
| 2022 | $500,544 | — | — | −$413,084 | $87,460 | $— | $9,531 | Verified |
| 2021 | $414,352 | — | — | −$326,892 | $87,460 | $— | $10,490 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +22.8% | +22.8% | ~100% | Not available | Partial |
| 2025 | -4.8% | +4.5% | ~100% | Not available | Partial |
| 2024 | +17.8% | +13.8% | 91.1% | 1.7500% | Verified |
| 2023 | +18.8% | +20.1% | 94.3% | 1.6500% | Verified |
| 2022 | +0.1% | -6.7% | 93.2% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.5300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +4.9% | +11.3% | +11.6% | +20.8% | 2022 | +0.1% | 2023 |
| Assessment Ratio | 95.1% | 43.6% | — | 95.1% | 2026 | 15.6% | 2024 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,755 | $10,976 | ~$15,544 | $12,755 | 2025 | $9,531 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$751,617 | ~$696,532 | ~1.9558% | ~$13,623 | +12.6% |
| 2027 | ~$846,685 | ~$766,185 | ~1.8973% | ~$14,537 | +26.9% |
| 2028 | ~$953,778 | ~$842,804 | ~1.8387% | ~$15,497 | +42.9% |
| 2029 | ~$1,074,416 | ~$927,084 | ~1.7802% | ~$16,504 | +61.0% |
| 2030 | ~$1,210,314 | ~$1,019,793 | ~1.7216% | ~$17,557 | +81.4% |
| 2026 | ~$738,272 | ~$696,532 | ~2.0144% | ~$14,031 | +10.6% |
| 2027 | ~$816,887 | ~$766,185 | ~2.0144% | ~$15,434 | +22.4% |
| 2028 | ~$903,873 | ~$842,804 | ~2.0144% | ~$16,977 | +35.5% |
| 2029 | ~$1,000,122 | ~$927,084 | ~2.0144% | ~$18,675 | +49.9% |
| 2030 | ~$1,106,620 | ~$1,019,793 | ~2.0144% | ~$20,543 | +65.9% |
| 2026 | ~$764,961 | ~$696,532 | ~1.9266% | ~$13,419 | +14.6% |
| 2027 | ~$877,016 | ~$766,185 | ~1.8387% | ~$14,088 | +31.4% |
| 2028 | ~$1,005,486 | ~$842,804 | ~1.7509% | ~$14,757 | +50.7% |
| 2029 | ~$1,152,775 | ~$927,084 | ~1.6631% | ~$15,418 | +72.8% |
| 2030 | ~$1,321,639 | ~$1,019,793 | ~1.5753% | ~$16,065 | +98.1% |
In 2025, this property's market value of $667,223 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -53% 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 | $667,223 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $559,309 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $501,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $500,544 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $414,352 | $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.