4402 NIXON LN AUSTIN, TX 78725
| Owner | CORDILLIA INVESTMENTS LLC |
|---|---|
| Parcel ID | 0210310209 |
| Short ID | 201497 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 9,280 SF |
| Land SF | 169,884 SF |
| Acres | 3.900 |
| Year Built | 1981 |
| Legal | LOT 1 BRANDY ACRES |
| Neighborhood | 61FEA |
| Land | $280,309 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $280,309 |
| Improvement | $582,874 |
|---|---|
| Total Improvement | $582,874 |
| Market | $863,183 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $863,183 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $863,183 |
| Taxable Value | $863,183 |
|---|
Appreciation: Market value has risen +71.9% from $502,219 (2021) to $863,183 (2025), a CAGR of 14.5% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $19,013. Manor ISD is the largest single contributor, at 49.1% of the total 2025 levy.
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 32% of market value ($280,309 land vs $582,874 improvements), about $2/SF of land. Most value sits in the improvements, so building condition, age (~45 yrs), and rent roll drive the underwriting.
Submarket Position: At $863,183, 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 +14.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,698,694 by 2030, with an estimated annual tax burden around $26,028. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 12,784 SF | ✗ |
| 1ST | 1st Floor | 9,280 SF | ✓ |
| 501 | CANOPY | 3,040 SF | ✗ |
| 541 | FENCE COMM LF | 1,850 SF | ✗ |
| 327 | STORAGE COMM'L | 1,200 SF | ✓ |
| 881 | COMMCL FINISHOUT | 800 SF | ✓ |
| 288 | SHED SF | 680 SF | ✓ |
| MEZZ | Mezzanine | 600 SF | ✓ |
| 435 | FENCE IRON LF | 240 SF | ✗ |
| 482 | LIGHT POLES | 5 SF | ✓ |
Market value changed by 97% in 2026, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $9,334.46 | $9,334.46 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,523.23 | $4,523.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,244.23 | $3,244.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,018.75 | $1,018.75 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $892.53 | $892.53 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $19,013.20 | $19,013.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,704,373 | $863,183 | +97.5% |
| Assessed Value | $1,035,820 | $863,183 | +20.0% |
| Land Value | $280,309 | $280,309 | +0.0% |
| Improvement Value | $1,424,064 | $582,874 | +144.3% |
| Taxable Value | $1,035,820 | $863,183 | +20.0% |
| HS Cap Loss | -$668,553 | — | |
| Total Tax 2026 = estimate |
~$22,816
Estimated
|
~$19,013
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,704,373 | $1,704,373 | +0 (+0.0%) |
| Taxable Value | $1,035,820 | $1,035,820 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,704,373 | $280,309 | $1,424,064 | −$668,553 | $1,035,820 | $1,035,820 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $863,183 | $280,309 | $582,874 | — | $863,183 | $863,183 | ~$19,013 | Partial |
| 2024 | $795,932 | — | — | −$515,623 | $280,309 | $— | $18,193 | Verified |
| 2023 | $553,220 | — | — | −$432,687 | $120,533 | $— | $16,204 | Verified |
| 2022 | $505,937 | — | — | −$385,404 | $120,533 | $— | $12,892 | Verified |
| 2021 | $502,219 | — | — | −$381,686 | $120,533 | $— | $12,481 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +97.5% ! | +20.0% | 60.8% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | +8.2% | +8.2% | ~100% | 2.1100% | Verified |
| 2023 | +43.9% | +43.9% | ~100% | 2.0400% | Verified |
| 2022 | +9.3% | +9.3% | ~100% | 2.3300% | Verified |
| 2021 | base year | — | ~100% | 2.4900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +70.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +97.5% | +32.0% | +3.2% | +97.5% | 2026 | +0.7% | 2022 |
| Assessment Ratio | 60.8% | 44.3% | — | 100.0% | 2025 | 21.8% | 2023 |
| Effective Tax Rate (2025) | 2.2000% | 2.2000% | — | 2.2000% | 2025 | 2.2000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$19,013 | $15,757 | ~$23,093 | $19,013 | 2025 | $12,481 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$988,338 | ~$949,501 | ~2.1366% | ~$20,287 | +14.5% |
| 2027 | ~$1,131,639 | ~$1,044,451 | ~2.0705% | ~$21,626 | +31.1% |
| 2028 | ~$1,295,717 | ~$1,148,897 | ~2.0045% | ~$23,029 | +50.1% |
| 2029 | ~$1,483,586 | ~$1,263,786 | ~1.9384% | ~$24,497 | +71.9% |
| 2030 | ~$1,698,694 | ~$1,390,165 | ~1.8723% | ~$26,028 | +96.8% |
| 2026 | ~$971,074 | ~$949,501 | ~2.2027% | ~$20,915 | +12.5% |
| 2027 | ~$1,092,450 | ~$1,044,451 | ~2.2027% | ~$23,006 | +26.6% |
| 2028 | ~$1,228,998 | ~$1,148,897 | ~2.2027% | ~$25,307 | +42.4% |
| 2029 | ~$1,382,613 | ~$1,263,786 | ~2.2027% | ~$27,837 | +60.2% |
| 2030 | ~$1,555,428 | ~$1,390,165 | ~2.2027% | ~$30,621 | +80.2% |
| 2026 | ~$1,005,601 | ~$949,501 | ~2.1036% | ~$19,973 | +16.5% |
| 2027 | ~$1,171,517 | ~$1,044,451 | ~2.0045% | ~$20,936 | +35.7% |
| 2028 | ~$1,364,808 | ~$1,148,897 | ~1.9054% | ~$21,891 | +58.1% |
| 2029 | ~$1,589,991 | ~$1,263,786 | ~1.8062% | ~$22,827 | +84.2% |
| 2030 | ~$1,852,326 | ~$1,390,165 | ~1.7071% | ~$23,732 | +114.6% |
In 2025, this property's market value of $863,183 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -39% 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 | $863,183 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $795,932 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $553,220 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $505,937 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $502,219 | $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.