5100 BLUE BLUFF RD TX 78724
| Owner | E J & M LEASING INC |
|---|---|
| Parcel ID | 0202410112 |
| Short ID | 190337 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,300 SF |
| Land SF | 135,384 SF |
| Acres | 3.108 |
| Year Built | 2006 |
| Legal | ABS 16 SUR 18 MCELROY P ACR 3.108 |
| Neighborhood | 59NEA |
| Land | $135,384 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $135,384 |
| Improvement | $408,154 |
|---|---|
| Total Improvement | $408,154 |
| Market | $543,538 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $543,538 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $543,538 |
| Taxable Value | $543,538 |
|---|
Appreciation: Market value has risen +0.2% from $542,213 (2021) to $543,538 (2025), a CAGR of 0.1% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.7053% in 2025 (+0.0402% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $9,269. Manor ISD is the largest single contributor, at 63.4% 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 25% of market value ($135,384 land vs $408,154 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~20 yrs), and rent roll drive the underwriting.
Submarket Position: At $543,538, 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 +0.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $545,199 by 2030, with an estimated annual tax burden around $7,248. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,400 SF | ✓ |
| 551 | PAVED AREA | 1,500 SF | ✗ |
| 2ND | 2nd Floor | 900 SF | ✓ |
| 501 | CANOPY | 720 SF | ✗ |
| 539 | FENCE FV | 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $5,877.82 | $5,877.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,042.86 | $2,042.86 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $641.50 | $641.50 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $562.02 | $562.02 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $144.58 | $144.58 | Paid |
| Combined Rate | 2.0060% | 1.9276% | 1.6300% | 1.6651% | 1.7053% | +0.0402% | $9,268.78 | $9,268.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $756,620 | $543,538 | +39.2% |
| Assessed Value | $652,246 | $543,538 | +20.0% |
| Land Value | $135,384 | $135,384 | +0.0% |
| Improvement Value | $621,236 | $408,154 | +52.2% |
| Taxable Value | $652,246 | $543,538 | +20.0% |
| HS Cap Loss | -$104,374 | — | |
| Total Tax 2026 = estimate |
~$11,123
Estimated
|
~$9,269
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $756,620 | $756,620 | +0 (+0.0%) |
| Taxable Value | $652,246 | $652,246 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $756,620 | $135,384 | $621,236 | −$104,374 | $652,246 | $652,246 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $543,538 | $135,384 | $408,154 | — | $543,538 | $543,538 | ~$9,269 | Partial |
| 2024 | $688,773 | — | — | −$553,389 | $135,384 | $— | $10,088 | Verified |
| 2023 | $585,862 | — | — | −$450,478 | $135,384 | $— | $11,227 | Verified |
| 2022 | $547,939 | — | — | −$412,555 | $135,384 | $— | $11,293 | Verified |
| 2021 | $542,213 | — | — | −$406,829 | $135,384 | $— | $10,992 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +39.2% | +20.0% | 86.2% | Not available | Partial |
| 2025 | -10.3% | -10.3% | ~100% | Not available | Partial |
| 2024 | -12.0% | -12.0% | ~100% | 1.6700% | Verified |
| 2023 | +17.6% | +17.6% | ~100% | 1.6300% | Verified |
| 2022 | +6.9% | +6.9% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 2.0300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +39.2% | +8.7% | -5.6% | +39.2% | 2026 | -21.1% | 2025 |
| Assessment Ratio | 86.2% | 46.4% | — | 100.0% | 2025 | 19.7% | 2024 |
| Effective Tax Rate (2025) | 1.7100% | 1.7100% | — | 1.7100% | 2025 | 1.7100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$9,269 | $10,574 | ~$8,057 | $11,293 | 2022 | $9,269 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$543,870 | ~$543,870 | ~1.6301% | ~$8,866 | +0.1% |
| 2027 | ~$544,202 | ~$544,202 | ~1.5549% | ~$8,462 | +0.1% |
| 2028 | ~$544,534 | ~$544,534 | ~1.4797% | ~$8,058 | +0.2% |
| 2029 | ~$544,866 | ~$544,866 | ~1.4046% | ~$7,653 | +0.2% |
| 2030 | ~$545,199 | ~$545,199 | ~1.3294% | ~$7,248 | +0.3% |
| 2026 | ~$532,999 | ~$532,999 | ~1.7053% | ~$9,089 | -1.9% |
| 2027 | ~$522,664 | ~$522,664 | ~1.7053% | ~$8,913 | -3.8% |
| 2028 | ~$512,530 | ~$512,530 | ~1.7053% | ~$8,740 | -5.7% |
| 2029 | ~$502,592 | ~$502,592 | ~1.7053% | ~$8,571 | -7.5% |
| 2030 | ~$492,847 | ~$492,847 | ~1.7053% | ~$8,404 | -9.3% |
| 2026 | ~$554,741 | ~$554,741 | ~1.5925% | ~$8,834 | +2.1% |
| 2027 | ~$566,174 | ~$566,174 | ~1.4797% | ~$8,378 | +4.2% |
| 2028 | ~$577,843 | ~$577,843 | ~1.3670% | ~$7,899 | +6.3% |
| 2029 | ~$589,753 | ~$589,753 | ~1.2542% | ~$7,397 | +8.5% |
| 2030 | ~$601,908 | ~$601,908 | ~1.1414% | ~$6,870 | +10.7% |
In 2025, this property's market value of $543,538 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -62% 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 | $543,538 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $688,773 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $585,862 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $547,939 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $542,213 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | 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.