9951 ANDERSON MILL RD 103 TX 78750
| Owner | SUBRAMANIAN LTD |
|---|---|
| Parcel ID | 0172150704 |
| Short ID | 543426 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 1,762 SF |
| Land SF | 12,494 SF |
| Acres | 0.287 |
| Year Built | 2002 |
| Legal | UNT 103 BALCONES COMMONS OFFICES AMENDED PLUS 9% INT IN COM AREA (.206A IN TRAVIS CO) |
| Neighborhood | 26FNW08 |
| Land | $87,460 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $87,460 |
| Improvement | $412,564 |
|---|---|
| Total Improvement | $412,564 |
| Market | $500,024 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $500,024 |
| Value Limitation Adjustment (−) (homestead cap) | −$24,489 |
| Net Appraised (assessed) | $475,535 |
| Taxable Value | $475,535 |
|---|
Appreciation: Market value has risen +67.6% from $298,338 (2021) to $500,024 (2025), a CAGR of 13.8% 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 $9,579. Round Rock ISD is the largest single contributor, at 44.3% of the total 2025 levy.
Assessment Gap: Assessed value ($475,535) is $24,489 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 17% of market value ($87,460 land vs $412,564 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 $500,024, 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 +13.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $953,550 by 2030, with an estimated annual tax burden around $13,185. 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 | 1,762 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% | $4,247.00 | $4,247.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,491.88 | $2,491.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,787.27 | $1,787.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $561.24 | $561.24 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $491.70 | $491.70 | Paid |
| Combined Rate | 2.2486% | 2.0409% | 1.8687% | 1.9244% | 2.0144% | +0.0900% | $9,579.09 | $9,579.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $500,024 | $500,024 | +0.0% |
| Assessed Value | $475,535 | $475,535 | +0.0% |
| Land Value | $87,460 | $87,460 | +0.0% |
| Improvement Value | $412,564 | $412,564 | +0.0% |
| Taxable Value | $475,535 | $475,535 | +0.0% |
| HS Cap Loss | -$24,489 | — | |
| Total Tax 2026 = estimate |
~$9,579
Estimated
|
~$9,579
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $587,776 | $500,024 | -87,752 (-14.9%) |
| Taxable Value | $563,287 | $475,535 | -87,752 (-15.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $500,024 | $87,460 | $412,564 | −$24,489 | $475,535 | $475,535 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $500,024 | $87,460 | $412,564 | −$24,489 | $475,535 | $475,535 | ~$9,579 | Partial |
| 2024 | $387,824 | — | — | −$324,853 | $62,971 | $— | $8,517 | Verified |
| 2023 | $363,900 | — | — | −$300,929 | $62,971 | $— | $6,790 | Verified |
| 2022 | $368,258 | — | — | −$305,287 | $62,971 | $— | $6,927 | Verified |
| 2021 | $298,338 | — | — | −$235,367 | $62,971 | $— | $7,730 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.5% | +17.5% | ~100% | Not available | Partial |
| 2025 | -8.5% | +12.5% | ~100% | Not available | Partial |
| 2024 | +28.0% | +10.4% | 81.4% | 1.5600% | Verified |
| 2023 | +17.3% | +18.6% | 94.3% | 1.5900% | Verified |
| 2022 | -1.2% | -7.8% | 93.3% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.5900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +11.5% | +13.8% | +28.9% | 2025 | -1.2% | 2023 |
| Assessment Ratio | 95.1% | 43.6% | — | 95.1% | 2025 | 16.2% | 2024 |
| Effective Tax Rate (2025) | 1.9200% | 1.9200% | — | 1.9200% | 2025 | 1.9200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,579 | $7,909 | ~$11,673 | $9,579 | 2025 | $6,790 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$568,933 | ~$523,089 | ~1.9558% | ~$10,231 | +13.8% |
| 2027 | ~$647,339 | ~$575,397 | ~1.8973% | ~$10,917 | +29.5% |
| 2028 | ~$736,551 | ~$632,937 | ~1.8387% | ~$11,638 | +47.3% |
| 2029 | ~$838,056 | ~$696,231 | ~1.7802% | ~$12,394 | +67.6% |
| 2030 | ~$953,550 | ~$765,854 | ~1.7216% | ~$13,185 | +90.7% |
| 2026 | ~$558,933 | ~$523,089 | ~2.0144% | ~$10,537 | +11.8% |
| 2027 | ~$624,782 | ~$575,397 | ~2.0144% | ~$11,591 | +25.0% |
| 2028 | ~$698,389 | ~$632,937 | ~2.0144% | ~$12,750 | +39.7% |
| 2029 | ~$780,668 | ~$696,231 | ~2.0144% | ~$14,025 | +56.1% |
| 2030 | ~$872,640 | ~$765,854 | ~2.0144% | ~$15,427 | +74.5% |
| 2026 | ~$578,934 | ~$523,089 | ~1.9266% | ~$10,078 | +15.8% |
| 2027 | ~$670,297 | ~$575,397 | ~1.8387% | ~$10,580 | +34.1% |
| 2028 | ~$776,078 | ~$632,937 | ~1.7509% | ~$11,082 | +55.2% |
| 2029 | ~$898,552 | ~$696,231 | ~1.6631% | ~$11,579 | +79.7% |
| 2030 | ~$1,040,355 | ~$765,854 | ~1.5753% | ~$12,064 | +108.1% |
In 2025, this property's market value of $500,024 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -65% 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 | $500,024 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $387,824 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $363,900 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $368,258 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $298,338 | $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.