1400 TILLERY ST TX 78721
| Owner | 1400 TILLERY LLC |
|---|---|
| Parcel ID | 0210150804 |
| Short ID | 200994 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 4,382 SF |
| Land SF | 28,314 SF |
| Acres | 0.650 |
| Year Built | 1960 |
| Legal | LOT 1 GRIFFITH SUBD |
| Neighborhood | 53EAS |
| Land | $1,359,072 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,359,072 |
| Improvement | $261,428 |
|---|---|
| Total Improvement | $261,428 |
| Market | $1,620,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,620,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,620,500 |
| Taxable Value | $1,620,500 |
|---|
Appreciation: Market value has risen +228.0% from $494,081 (2021) to $1,620,500 (2025), a CAGR of 34.6% over 4 years. This is strong appreciation — well above typical inflation. 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $33,163. Austin ISD is the largest single contributor, at 45.2% 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 84% of market value ($1,359,072 land vs $261,428 improvements), about $48/SF of land. With value concentrated in the land under a ~66-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 $1,620,500, this parcel sits in the upper-middle (50th–75th 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 +34.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,152,579 by 2030, with an estimated annual tax burden around $49,162. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,382 SF | ✓ |
| 501 | CANOPY | 158 SF | ✗ |
| SO | Sketch Only | 158 SF | ✗ |
Market value changed by 108% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $14,992.87 | $14,992.87 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,491.70 | $8,491.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,090.57 | $6,090.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,912.56 | $1,912.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,675.60 | $1,675.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $33,163.30 | $33,163.30 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,663,334 | $1,620,500 | +2.6% |
| Assessed Value | $1,663,334 | $1,620,500 | +2.6% |
| Land Value | $1,359,072 | $1,359,072 | +0.0% |
| Improvement Value | $304,262 | $261,428 | +16.4% |
| Taxable Value | $1,663,334 | $1,620,500 | +2.6% |
| Total Tax 2026 = estimate |
~$34,040
Estimated
|
~$33,163
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,663,334 | $1,663,334 | +0 (+0.0%) |
| Taxable Value | $1,663,334 | $1,663,334 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,663,334 | $1,359,072 | $304,262 | — | $1,663,334 | $1,663,334 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,620,500 | $1,359,072 | $261,428 | — | $1,620,500 | $1,620,500 | ~$33,163 | Partial |
| 2024 | $1,620,500 | — | — | −$261,428 | $1,359,072 | $— | $32,115 | Verified |
| 2023 | $914,865 | — | — | — | $1,359,072 ! | $— | $29,319 | Verified |
| 2022 | $783,175 | — | — | −$103,639 | $679,536 | $— | $18,068 | Verified |
| 2021 | $494,081 | — | — | — | $594,594 ! | $— | $17,047 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.6% | +2.6% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -14.9% | -14.9% | ~100% | 1.9800% | Verified |
| 2023 | +108.1% ! | +108.1% | ~100% | 1.5400% | Verified |
| 2022 | +16.8% | +16.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.4500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +106.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.6% | +31.0% | +33.9% | +77.1% | 2024 | +0.0% | 2025 |
| Assessment Ratio | 100.0% | 106.6% | — | 148.6% | 2023 | 83.9% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$33,163 | $25,943 | ~$42,282 | $33,163 | 2025 | $17,047 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,180,779 | ~$1,782,550 | ~2.0139% | ~$35,899 | +34.6% |
| 2027 | ~$2,934,773 | ~$1,960,805 | ~1.9814% | ~$38,851 | +81.1% |
| 2028 | ~$3,949,455 | ~$2,156,886 | ~1.9488% | ~$42,034 | +143.7% |
| 2029 | ~$5,314,959 | ~$2,372,574 | ~1.9163% | ~$45,465 | +228.0% |
| 2030 | ~$7,152,579 | ~$2,609,831 | ~1.8837% | ~$49,162 | +341.4% |
| 2026 | ~$2,148,369 | ~$1,782,550 | ~2.0465% | ~$36,480 | +32.6% |
| 2027 | ~$2,848,190 | ~$1,960,805 | ~2.0465% | ~$40,128 | +75.8% |
| 2028 | ~$3,775,973 | ~$2,156,886 | ~2.0465% | ~$44,140 | +133.0% |
| 2029 | ~$5,005,976 | ~$2,372,574 | ~2.0465% | ~$48,554 | +208.9% |
| 2030 | ~$6,636,647 | ~$2,609,831 | ~2.0465% | ~$53,410 | +309.5% |
| 2026 | ~$2,213,189 | ~$1,782,550 | ~1.9977% | ~$35,609 | +36.6% |
| 2027 | ~$3,022,652 | ~$1,960,805 | ~1.9488% | ~$38,213 | +86.5% |
| 2028 | ~$4,128,172 | ~$2,156,886 | ~1.9000% | ~$40,981 | +154.7% |
| 2029 | ~$5,638,029 | ~$2,372,574 | ~1.8512% | ~$43,921 | +247.9% |
| 2030 | ~$7,700,109 | ~$2,609,831 | ~1.8024% | ~$47,039 | +375.2% |
In 2025, this property's market value of $1,620,500 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +14% above 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 | $1,620,500 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,620,500 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $914,865 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $783,175 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $494,081 | $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.