6029 BLUE BLUFF RD AUSTIN, TX
| Owner | MOON SHINE DEVELOPMENT LLC |
|---|---|
| Parcel ID | 0211460101 |
| Short ID | 814434 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 3,554 SF |
| Land SF | 507,038 SF |
| Acres | 11.640 |
| Year Built | 2017 |
| Legal | ABS 15 SUR 17 HORNSBY R ACR 11.64 |
| Neighborhood | 97RVP |
| Land | $602,079 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $602,079 |
| Improvement | $3,767,921 |
|---|---|
| Total Improvement | $3,767,921 |
| Market | $4,370,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,370,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$157,962 |
| Net Appraised (assessed) | $4,212,038 |
| Taxable Value | $4,212,038 |
|---|
Appreciation: Market value has risen +118.5% from $2,000,000 (2021) to $4,370,000 (2025), a CAGR of 21.6% 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 1.5728% in 2025 (-0.0078% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $66,246. Del Valle ISD is the largest single contributor, at 60.3% of the total 2025 levy.
Assessment Gap: Assessed value ($4,212,038) is $157,962 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 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 14% of market value ($602,079 land vs $3,767,921 improvements), about $1/SF of land. Most value sits in the improvements, so building condition, age (~9 yrs), and rent roll drive the underwriting.
Submarket Position: At $4,370,000, this parcel sits in the top quartile (≥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 +21.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,609,025 by 2030, with an estimated annual tax burden around $82,675. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 611 | TERRACE | 4,021 SF | ✗ |
| 1ST | 1st Floor | 3,554 SF | ✓ |
| 501 | CANOPY | 2,442 SF | ✗ |
| 601 | POOL COMM'L | 479 SF | ✗ |
| 449 | SPA | 102 SF | ✗ |
| 406 | MH PARK SPACES | 92 SF | ✗ |
Market value changed by 85% in 2024, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $39,968.03 | $39,968.03 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $15,830.73 | $15,830.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,971.17 | $4,971.17 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,355.25 | $4,355.25 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $1,120.40 | $1,120.40 | Paid |
| Combined Rate | 1.8560% | 1.7602% | 1.5467% | 1.5806% | 1.5728% | -0.0078% | $66,245.58 | $66,245.58 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,354,845 | $4,370,000 | +91.2% |
| Assessed Value | $5,054,446 | $4,212,038 | +20.0% |
| Land Value | $562,910 | $602,079 | -6.5% |
| Improvement Value | $7,791,935 | $3,767,921 | +106.8% |
| Taxable Value | $5,054,446 | $4,212,038 | +20.0% |
| HS Cap Loss | -$3,300,399 | — | |
| Total Tax 2026 = estimate |
~$79,495
Estimated
|
~$66,246
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,354,845 | $8,354,845 | +0 (+0.0%) |
| Taxable Value | $5,054,446 | $5,054,446 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,354,845 | $562,910 | $7,791,935 | −$3,300,399 | $5,054,446 | $5,054,446 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,370,000 | $602,079 | $3,767,921 | −$157,962 | $4,212,038 | $4,212,038 | ~$66,246 | Partial |
| 2024 | $2,925,027 | — | — | −$2,322,948 | $602,079 | $— | $55,480 | Verified |
| 2023 | $2,617,130 | — | — | −$2,151,239 | $465,891 | $— | $45,243 | Verified |
| 2022 | $2,224,300 | — | — | −$1,811,444 | $412,856 | $— | $46,067 | Verified |
| 2021 | $2,000,000 | — | — | −$1,587,144 | $412,856 | $— | $41,283 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +91.2% ! | +20.0% | 60.5% | Not available | Partial |
| 2025 | -19.1% | -22.0% | 96.4% | Not available | Partial |
| 2024 | +84.7% ! | +84.7% | ~100% | 1.0300% | Verified |
| 2023 | +11.8% | +11.8% | ~100% | 1.5500% | Verified |
| 2022 | +10.0% | +10.0% | ~100% | 1.7600% | Verified |
| 2021 | base year | — | ~100% | 2.0600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +83.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +91.2% | +36.3% | +10.0% | +91.2% | 2026 | +11.2% | 2022 |
| Assessment Ratio | 60.5% | 39.1% | — | 96.4% | 2025 | 17.8% | 2023 |
| Effective Tax Rate (2025) | 1.5200% | 1.5200% | — | 1.5200% | 2025 | 1.5200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$66,246 | $50,864 | ~$76,199 | $66,246 | 2025 | $41,283 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,313,055 | ~$4,633,242 | ~1.5020% | ~$69,590 | +21.6% |
| 2027 | ~$6,459,623 | ~$5,096,566 | ~1.4312% | ~$72,940 | +47.8% |
| 2028 | ~$7,853,622 | ~$5,606,223 | ~1.3604% | ~$76,265 | +79.7% |
| 2029 | ~$9,548,450 | ~$6,166,845 | ~1.2896% | ~$79,525 | +118.5% |
| 2030 | ~$11,609,025 | ~$6,783,529 | ~1.2188% | ~$82,675 | +165.7% |
| 2026 | ~$5,225,655 | ~$4,633,242 | ~1.5728% | ~$72,870 | +19.6% |
| 2027 | ~$6,248,849 | ~$5,096,566 | ~1.5728% | ~$80,157 | +43.0% |
| 2028 | ~$7,472,386 | ~$5,606,223 | ~1.5728% | ~$88,173 | +71.0% |
| 2029 | ~$8,935,494 | ~$6,166,845 | ~1.5728% | ~$96,990 | +104.5% |
| 2030 | ~$10,685,082 | ~$6,783,529 | ~1.5728% | ~$106,689 | +144.5% |
| 2026 | ~$5,400,455 | ~$4,633,242 | ~1.4666% | ~$67,949 | +23.6% |
| 2027 | ~$6,673,893 | ~$5,096,566 | ~1.3604% | ~$69,332 | +52.7% |
| 2028 | ~$8,247,610 | ~$5,606,223 | ~1.2542% | ~$70,311 | +88.7% |
| 2029 | ~$10,192,414 | ~$6,166,845 | ~1.1480% | ~$70,792 | +133.2% |
| 2030 | ~$12,595,805 | ~$6,783,529 | ~1.0417% | ~$70,667 | +188.2% |
In 2025, this property's market value of $4,370,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,370,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $2,925,027 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,617,130 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,224,300 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,000,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.