3418 ANDTREE BLVD TX 78724
| Owner | FARAHANI MANOUCHEHER |
|---|---|
| Parcel ID | 0227280105 |
| Short ID | 228439 |
| Type | Real |
| Use Code | 00 (unlisted) |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 12,250 SF |
| Acres | 0.281 |
| Year Built | — |
| Legal | LOT 4 BLK A SPRING CREEK COMMERCIAL PARK |
| Neighborhood | 61FEA |
| Land | $61,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,250 |
| Improvement | $2,163 |
|---|---|
| Total Improvement | $2,163 |
| Market | $63,413 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $63,413 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $63,413 |
| Taxable Value | $63,413 |
|---|
Appreciation: Market value has fallen -4.9% from $66,647 (2021) to $63,413 (2025), a CAGR of -1.2% over 4 years. Growth has been relatively flat for this asset class. 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 lagged the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.5491% in 2025 (+0.0149% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $982. Austin ISD is the largest single contributor, at 59.7% 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 ($61,250 land vs $2,163 improvements), about $5/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $63,413, this parcel sits in the bottom quartile (<25th 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 -1.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $59,590 by 2030, with an estimated annual tax burden around $799. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 541 | FENCE COMM LF | 315 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% | $586.70 | $586.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $238.33 | $238.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $74.84 | $74.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $65.57 | $65.57 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $16.87 | $16.87 | Paid |
| Combined Rate | 1.7157% | 1.5722% | 1.4034% | 1.5342% | 1.5491% | +0.0149% | $982.31 | $982.31 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $66,750 | $63,413 | +5.3% |
| Assessed Value | $66,750 | $63,413 | +5.3% |
| Land Value | $61,250 | $61,250 | +0.0% |
| Improvement Value | $5,500 | $2,163 | +154.3% |
| Taxable Value | $66,750 | $63,413 | +5.3% |
| Total Tax 2026 = estimate |
~$1,034
Estimated
|
~$982
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $66,750 | $66,750 | +0 (+0.0%) |
| Taxable Value | $66,750 | $66,750 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $66,750 | $61,250 | $5,500 | — | $66,750 | $66,750 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $63,413 | $61,250 | $2,163 | — | $63,413 | $63,413 | ~$982 | Partial |
| 2024 | $61,251 | — | — | −$1 | $61,250 | $— | $973 | Verified |
| 2023 | $66,750 | — | — | −$5,500 | $61,250 | $— | $860 | Verified |
| 2022 | $66,750 | — | — | −$5,500 | $61,250 | $— | $1,049 | Verified |
| 2021 | $66,647 | — | — | −$5,397 | $61,250 | $— | $1,145 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.3% | +5.3% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | -5.0% | -5.0% | ~100% | 1.5300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.2900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.5700% | Verified |
| 2021 | base year | — | ~100% | 1.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -5.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +5.3% | +0.2% | -2.2% | +5.3% | 2026 | -8.2% | 2024 |
| Assessment Ratio | 100.0% | 95.9% | — | 100.0% | 2024 | 91.8% | 2022 |
| Effective Tax Rate (2025) | 1.5500% | 1.5500% | — | 1.5500% | 2025 | 1.5500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$982 | $1,002 | ~$871 | $1,145 | 2021 | $860 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$62,629 | ~$62,629 | ~1.5074% | ~$944 | -1.2% |
| 2027 | ~$61,855 | ~$61,855 | ~1.4658% | ~$907 | -2.5% |
| 2028 | ~$61,091 | ~$61,091 | ~1.4241% | ~$870 | -3.7% |
| 2029 | ~$60,336 | ~$60,336 | ~1.3825% | ~$834 | -4.9% |
| 2030 | ~$59,590 | ~$59,590 | ~1.3408% | ~$799 | -6.0% |
| 2026 | ~$61,361 | ~$61,361 | ~1.5491% | ~$951 | -3.2% |
| 2027 | ~$59,376 | ~$59,376 | ~1.5491% | ~$920 | -6.4% |
| 2028 | ~$57,454 | ~$57,454 | ~1.5491% | ~$890 | -9.4% |
| 2029 | ~$55,595 | ~$55,595 | ~1.5491% | ~$861 | -12.3% |
| 2030 | ~$53,796 | ~$53,796 | ~1.5491% | ~$833 | -15.2% |
| 2026 | ~$63,898 | ~$63,898 | ~1.4866% | ~$950 | +0.8% |
| 2027 | ~$64,386 | ~$64,386 | ~1.4241% | ~$917 | +1.5% |
| 2028 | ~$64,878 | ~$64,878 | ~1.3616% | ~$883 | +2.3% |
| 2029 | ~$65,374 | ~$65,374 | ~1.2992% | ~$849 | +3.1% |
| 2030 | ~$65,873 | ~$65,873 | ~1.2367% | ~$815 | +3.9% |
In 2025, this property's market value of $63,413 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -96% 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 | $63,413 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $61,251 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $66,750 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $66,750 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $66,647 | $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.