16401 DECKER CREEK DR TX 78653
| Owner | MARTINEZ JORGE |
|---|---|
| Parcel ID | 0201620308 |
| Short ID | 566772 |
| Type | Real |
| Use Code | 19 Special (No Depreciation) |
| Valuation | Cost |
| Improvement SF | 1 SF |
| Land SF | 145,926 SF |
| Acres | 3.350 |
| Year Built | 1996 |
| Legal | ACR 3.350 * OF LOT 4 BLK C TWIN CREEK MEADOWS |
| Neighborhood | 61FEA |
| Land | $87,556 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $87,556 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $87,556 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $87,556 |
| Value Limitation Adjustment (−) (homestead cap) | −$70,046 |
| Net Appraised (assessed) | $17,510 |
| Taxable Value | $17,510 |
|---|
Appreciation: Market value has risen +75.1% from $50,000 (2021) to $87,556 (2025), a CAGR of 15.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), 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 1.6462% in 2025 (-0.0044% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $288. Del Valle ISD is the largest single contributor, at 57.6% of the total 2025 levy.
Assessment Gap: Assessed value ($17,510) is $70,046 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($87,556 land vs $0 improvements), about $1/SF of land. With value concentrated in the land under a ~30-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 $87,556, 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 +15.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $176,372 by 2030, with an estimated annual tax burden around $2,397. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 11,000 SF | ✗ |
| 1ST | 1st Floor | 1 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $166.15 | $166.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $65.81 | $65.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $20.67 | $20.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $18.11 | $18.11 | Paid |
| E12 Travis County ESD # 12 | 0.1000% | 0.1000% | 0.0982% | 0.1000% | 0.1000% | +0.0000% | $17.51 | $17.51 | Paid |
| Combined Rate | 1.8760% | 1.8002% | 1.6049% | 1.6506% | 1.6462% | -0.0044% | $288.25 | $288.25 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $87,556 | $87,556 | +0.0% |
| Assessed Value | $21,012 | $17,510 | +20.0% |
| Land Value | $87,556 | $87,556 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $21,012 | $17,510 | +20.0% |
| HS Cap Loss | -$66,544 | — | |
| Total Tax 2026 = estimate |
~$346
Estimated
|
~$288
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $87,556 | $87,556 | +0 (+0.0%) |
| Taxable Value | $21,012 | $21,012 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $87,556 | $87,556 | — | −$66,544 | $21,012 | $21,012 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $87,556 | $87,556 | — | −$70,046 | $17,510 | $17,510 | ~$288 | Partial |
| 2024 | $87,556 | — | — | −$72,964 | $14,592 | $— | $241 | Verified |
| 2023 | $70,000 | — | — | — | $87,556 ! | $— | $1,405 | Verified |
| 2022 | $87,556 | — | — | −$17,556 | $70,000 | $— | $690 | Verified |
| 2021 | $50,000 | — | — | — | $87,556 ! | $— | $1,643 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 24.0% | Not available | Partial |
| 2025 | +0.0% | -80.0% | 20.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 0.2800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.6000% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 0.7900% | Verified |
| 2021 | base year | — | ~100% | 3.2900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +0.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +16.0% | +15.0% | +75.1% | 2022 | -20.1% | 2023 |
| Assessment Ratio | 24.0% | 73.5% | — | 175.1% | 2021 | 16.7% | 2024 |
| Effective Tax Rate (2025) | 0.3300% | 0.3300% | — | 0.3300% | 2025 | 0.3300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$288 | $853 | ~$1,981 | $1,643 | 2021 | $241 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$100,720 | ~$100,720 | ~1.5887% | ~$1,600 | +15.0% |
| 2027 | ~$115,863 | ~$115,863 | ~1.5313% | ~$1,774 | +32.3% |
| 2028 | ~$133,282 | ~$133,282 | ~1.4738% | ~$1,964 | +52.2% |
| 2029 | ~$153,321 | ~$153,321 | ~1.4164% | ~$2,172 | +75.1% |
| 2030 | ~$176,372 | ~$176,372 | ~1.3589% | ~$2,397 | +101.4% |
| 2026 | ~$98,969 | ~$98,969 | ~1.6462% | ~$1,629 | +13.0% |
| 2027 | ~$111,869 | ~$111,869 | ~1.6462% | ~$1,842 | +27.8% |
| 2028 | ~$126,451 | ~$126,451 | ~1.6462% | ~$2,082 | +44.4% |
| 2029 | ~$142,933 | ~$142,933 | ~1.6462% | ~$2,353 | +63.2% |
| 2030 | ~$161,564 | ~$161,564 | ~1.6462% | ~$2,660 | +84.5% |
| 2026 | ~$102,471 | ~$102,471 | ~1.5600% | ~$1,599 | +17.0% |
| 2027 | ~$119,927 | ~$119,927 | ~1.4738% | ~$1,767 | +37.0% |
| 2028 | ~$140,356 | ~$140,356 | ~1.3876% | ~$1,948 | +60.3% |
| 2029 | ~$164,265 | ~$164,265 | ~1.3015% | ~$2,138 | +87.6% |
| 2030 | ~$192,247 | ~$192,247 | ~1.2153% | ~$2,336 | +119.6% |
In 2025, this property's market value of $87,556 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -94% 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 | $87,556 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $87,556 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $70,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $87,556 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $50,000 | $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.