6510 BLUE BLUFF RD TX 78724
| Owner | BMFB HOLDINGS LLC |
|---|---|
| Parcel ID | 0210410410 |
| Short ID | 201616 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,430 SF |
| Land SF | 130,680 SF |
| Acres | 3.000 |
| Year Built | 1969 |
| Legal | ABS 16 SUR 18 MCELROY P ACR 3.0000 (TRT 1) |
| Neighborhood | 63BRV |
| Land | $130,680 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $130,680 |
| Improvement | $721,320 |
|---|---|
| Total Improvement | $721,320 |
| Market | $852,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $852,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $852,000 |
| Taxable Value | $852,000 |
|---|
Appreciation: Market value has risen +14.5% from $744,395 (2021) to $852,000 (2025), a CAGR of 3.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), 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 $14,529. 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 15% of market value ($130,680 land vs $721,320 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~57 yrs), and rent roll drive the underwriting.
Submarket Position: At $852,000, 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 +3.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,008,637 by 2030, with an estimated annual tax burden around $13,409. 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 |
|---|---|---|---|
| SO | Sketch Only | 4,550 SF | ✗ |
| 1ST | 1st Floor | 1,430 SF | ✓ |
| 483 | LIVING QUARTERS | 432 SF | ✓ |
| 061 | CARPORT ATT 1ST | 252 SF | ✗ |
| 571C | STORAGE DET COMM | 200 SF | ✓ |
| 571 | STORAGE DET | 200 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 160 SF | ✗ |
| 579 | STORAGE DET FV | 2 SF | ✓ |
| 341 | OUT BUILDINGS FV | 1 SF | ✓ |
| 289 | SHED 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% | $9,213.53 | $9,213.53 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,202.20 | $3,202.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,005.56 | $1,005.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $880.97 | $880.97 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $226.63 | $226.63 | Paid |
| Combined Rate | 2.0060% | 1.9276% | 1.6300% | 1.6651% | 1.7053% | +0.0402% | $14,528.89 | $14,528.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $884,655 | $852,000 | +3.8% |
| Assessed Value | $884,655 | $852,000 | +3.8% |
| Land Value | $130,680 | $130,680 | +0.0% |
| Improvement Value | $753,975 | $721,320 | +4.5% |
| Taxable Value | $884,655 | $852,000 | +3.8% |
| Total Tax 2026 = estimate |
~$15,086
Estimated
|
~$14,529
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $884,655 | $884,655 | +0 (+0.0%) |
| Taxable Value | $884,655 | $884,655 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $884,655 | $130,680 | $753,975 | — | $884,655 | $884,655 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $852,000 | $130,680 | $721,320 | — | $852,000 | $852,000 | ~$14,529 | Partial |
| 2024 | $926,267 | — | — | −$795,587 | $130,680 | $— | $15,437 | Verified |
| 2023 | $921,610 | — | — | −$790,930 | $130,680 | $— | $15,099 | Verified |
| 2022 | $731,357 | — | — | −$600,677 | $130,680 | $— | $17,765 | Verified |
| 2021 | $744,395 | — | — | −$613,715 | $130,680 | $— | $14,671 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.8% | +3.8% | ~100% | Not available | Partial |
| 2025 | -8.1% | -8.1% | ~100% | Not available | Partial |
| 2024 | +0.1% | +0.1% | ~100% | 1.6700% | Verified |
| 2023 | +0.5% | +0.5% | ~100% | 1.6300% | Verified |
| 2022 | +26.0% | +26.0% | ~100% | 1.9300% | Verified |
| 2021 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.8% | +4.1% | +2.7% | +26.0% | 2023 | -8.0% | 2025 |
| Assessment Ratio | 100.0% | 44.0% | — | 100.0% | 2025 | 14.1% | 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 |
$14,529 | $15,500 | ~$13,919 | $17,765 | 2022 | $14,529 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$881,249 | ~$881,249 | ~1.6301% | ~$14,365 | +3.4% |
| 2027 | ~$911,502 | ~$911,502 | ~1.5549% | ~$14,173 | +7.0% |
| 2028 | ~$942,794 | ~$942,794 | ~1.4797% | ~$13,951 | +10.7% |
| 2029 | ~$975,160 | ~$975,160 | ~1.4046% | ~$13,697 | +14.5% |
| 2030 | ~$1,008,637 | ~$1,008,637 | ~1.3294% | ~$13,409 | +18.4% |
| 2026 | ~$864,209 | ~$864,209 | ~1.7053% | ~$14,737 | +1.4% |
| 2027 | ~$876,593 | ~$876,593 | ~1.7053% | ~$14,948 | +2.9% |
| 2028 | ~$889,154 | ~$889,154 | ~1.7053% | ~$15,162 | +4.4% |
| 2029 | ~$901,896 | ~$901,896 | ~1.7053% | ~$15,380 | +5.9% |
| 2030 | ~$914,820 | ~$914,820 | ~1.7053% | ~$15,600 | +7.4% |
| 2026 | ~$898,289 | ~$898,289 | ~1.5925% | ~$14,305 | +5.4% |
| 2027 | ~$947,093 | ~$947,093 | ~1.4797% | ~$14,014 | +11.2% |
| 2028 | ~$998,548 | ~$998,548 | ~1.3670% | ~$13,650 | +17.2% |
| 2029 | ~$1,052,799 | ~$1,052,799 | ~1.2542% | ~$13,204 | +23.6% |
| 2030 | ~$1,109,998 | ~$1,109,998 | ~1.1414% | ~$12,670 | +30.3% |
In 2025, this property's market value of $852,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -40% 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 | $852,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $926,267 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $921,610 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $731,357 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $744,395 | $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.