3909 N INTERSTATE HY 35 TX 78751
| Owner | ROYAL TERRACE PARTNERSHIP OF T |
|---|---|
| Parcel ID | 0216110607 |
| Short ID | 210719 |
| Type | Real |
| Use Code | 42 Neighborhood Shopping Center |
| Valuation | Income |
| Improvement SF | 124,956 SF |
| Land SF | 543,412 SF |
| Acres | 12.475 |
| Year Built | 1992 |
| Legal | LOT 1 *BONHAM ADDN LOT 1 * LESS .032AC TEEPLE SALLY & CHARLES SUBD LOT 1 * AMENDED PLAT LOTS 1&2 LA FONTANA PLACE |
| Neighborhood | 42CEN |
| Land | $38,038,840 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $38,038,840 |
| Improvement | $1,261,160 |
|---|---|
| Total Improvement | $1,261,160 |
| Market | $39,300,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $39,300,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $39,300,000 |
| Taxable Value | $39,300,000 |
|---|
Appreciation: Market value has risen +53.6% from $25,590,326 (2021) to $39,300,000 (2025), a CAGR of 11.3% 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 $804,269. 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 97% of market value ($38,038,840 land vs $1,261,160 improvements), about $70/SF of land. With value concentrated in the land under a ~34-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 $39,300,000, 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 +11.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $67,187,497 by 2030, with an estimated annual tax burden around $1,192,278. 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.
11 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 157,500 SF | ✗ |
| 1ST | 1st Floor | 124,956 SF | ✓ |
| 491 | SPRINKLER HEADS | 115,045 SF | ✗ |
| 501 | CANOPY | 13,119 SF | ✗ |
| 611 | TERRACE | 10,496 SF | ✗ |
| 881 | COMMCL FINISHOUT | 4,086 SF | ✓ |
| 436 | FENCE MASON SF | 2,160 SF | ✗ |
| 541 | FENCE COMM LF | 1,300 SF | ✗ |
| 407 | LOADING DOCK | 1,256 SF | ✓ |
| 482 | LIGHT POLES | 5 SF | ✓ |
| 333 | MECHANICAL RM 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $337,000.87 | $337,000.87 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $190,871.36 | $190,871.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $136,900.23 | $136,900.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $42,989.47 | $42,989.47 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $37,663.09 | $37,663.09 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $745,425.02 | $745,425.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $37,276,557 | $39,300,000 | -5.1% |
| Assessed Value | $37,276,557 | $39,300,000 | -5.1% |
| Land Value | $35,193,900 | $38,038,840 | -7.5% |
| Improvement Value | $2,082,657 | $1,261,160 | +65.1% |
| Taxable Value | $37,276,557 | $39,300,000 | -5.1% |
| Exemptions | — | E | |
| Total Tax 2026 = estimate |
~$762,859
Estimated
|
~$745,425
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $39,330,375 | $37,276,557 | -2,053,818 (-5.2%) |
| Taxable Value | $39,330,375 | $37,276,557 | -2,053,818 (-5.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $37,276,557 | $35,193,900 | $2,082,657 | — | $37,276,557 | $37,276,557 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $39,300,000 | $38,038,840 | $1,261,160 | — | $39,300,000 | $39,300,000 | ~$745,425 | Partial |
| 2024 | $37,500,050 | — | — | −$50 | $37,500,000 | $— | $743,181 | Verified |
| 2023 | $28,200,000 | — | — | — | $38,038,840 ! | $— | $679,916 | Verified |
| 2022 | $22,868,400 | — | — | — | $28,529,130 ! | $— | $560,048 | Verified |
| 2021 | $25,590,326 | — | — | −$9,287,966 | $16,302,360 | $— | $497,772 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2025 | +4.8% | +4.8% | ~100% | Not available | Partial |
| 2024 | -3.8% | -3.8% | ~100% | 1.9800% | Verified |
| 2023 | +24.3% | +24.3% | ~100% | 1.7400% | Verified |
| 2022 | +37.1% | +37.1% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 1.9500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.1% | +9.1% | +12.5% | +33.0% | 2024 | -10.6% | 2022 |
| Assessment Ratio | 100.0% | 103.9% | — | 134.9% | 2023 | 63.7% | 2021 |
| Effective Tax Rate (2025) | 1.9000% | 1.9000% | — | 1.9000% | 2025 | 1.9000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$745,425 | $645,268 | ~$1,025,427 | $745,425 | 2025 | $497,772 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$43,749,363 | ~$43,230,000 | ~2.0139% | ~$870,625 | +11.3% |
| 2027 | ~$48,702,462 | ~$47,553,000 | ~1.9814% | ~$942,209 | +23.9% |
| 2028 | ~$54,216,328 | ~$52,308,300 | ~1.9488% | ~$1,019,405 | +38.0% |
| 2029 | ~$60,354,448 | ~$57,539,130 | ~1.9163% | ~$1,102,617 | +53.6% |
| 2030 | ~$67,187,497 | ~$63,293,043 | ~1.8837% | ~$1,192,278 | +71.0% |
| 2026 | ~$42,963,363 | ~$42,963,363 | ~2.0465% | ~$879,239 | +9.3% |
| 2027 | ~$46,968,208 | ~$46,968,208 | ~2.0465% | ~$961,197 | +19.5% |
| 2028 | ~$51,346,365 | ~$51,346,365 | ~2.0465% | ~$1,050,796 | +30.7% |
| 2029 | ~$56,132,634 | ~$56,132,634 | ~2.0465% | ~$1,148,746 | +42.8% |
| 2030 | ~$61,365,057 | ~$61,365,057 | ~2.0465% | ~$1,255,827 | +56.1% |
| 2026 | ~$44,535,363 | ~$43,230,000 | ~1.9977% | ~$863,589 | +13.3% |
| 2027 | ~$50,468,157 | ~$47,553,000 | ~1.9488% | ~$926,732 | +28.4% |
| 2028 | ~$57,191,289 | ~$52,308,300 | ~1.9000% | ~$993,866 | +45.5% |
| 2029 | ~$64,810,046 | ~$57,539,130 | ~1.8512% | ~$1,065,161 | +64.9% |
| 2030 | ~$73,443,739 | ~$63,293,043 | ~1.8024% | ~$1,140,776 | +86.9% |
In 2025, this property's market value of $39,300,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 28× 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 | $39,300,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $37,500,050 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $28,200,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $22,868,400 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $25,590,326 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.