3402 ANDTREE BLVD TX 78724
| Owner | VELOCE PARTNERS LLC |
|---|---|
| Parcel ID | 0227280113 |
| Short ID | 228447 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 3,200 SF |
| Land SF | 12,250 SF |
| Acres | 0.281 |
| Year Built | 1983 |
| Legal | LOT 12 BLK A SPRING CREEK COMMERCIAL PARK |
| Neighborhood | 61FEA |
| Land | $61,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $61,250 |
| Improvement | $140,246 |
|---|---|
| Total Improvement | $140,246 |
| Market | $201,496 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $201,496 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $201,496 |
| Taxable Value | $201,496 |
|---|
Appreciation: Market value has risen +25.4% from $160,677 (2021) to $201,496 (2025), a CAGR of 5.8% over 4 years. This represents moderate, steady growth. 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 1.5491% in 2025 (+0.0149% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,121. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 30% of market value ($61,250 land vs $140,246 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~43 yrs), and rent roll drive the underwriting.
Submarket Position: At $201,496, 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 +5.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $267,397 by 2030, with an estimated annual tax burden around $3,585. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,200 SF | ✓ |
| 551 | PAVED AREA | 1,350 SF | ✗ |
| 881 | COMMCL FINISHOUT | 403 SF | ✓ |
| 407 | LOADING DOCK | 160 SF | ✓ |
| 091 | HVAC COMMRCL TON | 1 SF | ✗ |
Market value changed by 102% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $1,715.10 | $1,715.10 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $696.73 | $696.73 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $218.79 | $218.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $191.68 | $191.68 | Paid |
| E04 Travis County ESD # 04 | 0.0800% | 0.0600% | 0.0400% | 0.0300% | 0.0266% | -0.0034% | $49.31 | $49.31 | Paid |
| Combined Rate | 1.7157% | 1.5722% | 1.4034% | 1.5342% | 1.5491% | +0.0149% | $2,871.61 | $2,871.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $408,001 | $201,496 | +102.5% |
| Assessed Value | $222,451 | $201,496 | +10.4% |
| Land Value | $61,250 | $61,250 | +0.0% |
| Improvement Value | $346,751 | $140,246 | +147.2% |
| Taxable Value | $222,451 | $201,496 | +10.4% |
| HS Cap Loss | -$185,550 | — | |
| Total Tax 2026 = estimate |
~$3,446
Estimated
|
~$2,872
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $408,001 | $408,001 | +0 (+0.0%) |
| Taxable Value | $222,451 | $222,451 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $408,001 | $61,250 | $346,751 | −$185,550 | $222,451 | $222,451 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $201,496 | $61,250 | $140,246 | — | $201,496 | $201,496 | ~$2,872 | Partial |
| 2024 | $150,000 | — | — | −$88,750 | $61,250 | $— | $2,762 | Verified |
| 2023 | $150,000 | — | — | −$88,750 | $61,250 | $— | $2,105 | Verified |
| 2022 | $150,000 | — | — | −$88,750 | $61,250 | $— | $2,358 | Verified |
| 2021 | $160,677 | — | — | −$99,427 | $61,250 | $— | $2,574 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +102.5% ! | +10.4% | 54.5% | Not available | Partial |
| 2025 | +6.3% | +11.9% | ~100% | Not available | Partial |
| 2024 | -16.0% | -20.2% | 95.0% | 1.4600% | Verified |
| 2023 | +38.5% | +38.5% | ~100% | 0.9300% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.4500% | Verified |
| 2021 | base year | — | ~100% | 1.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +102.5% | +26.0% | -4.9% | +102.5% | 2026 | -6.6% | 2022 |
| Assessment Ratio | 54.5% | 52.5% | — | 100.0% | 2025 | 38.1% | 2021 |
| Effective Tax Rate (2025) | 1.4300% | 1.4300% | — | 1.4300% | 2025 | 1.4300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,872 | $2,534 | ~$3,400 | $2,872 | 2025 | $2,105 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$213,228 | ~$213,228 | ~1.5074% | ~$3,214 | +5.8% |
| 2027 | ~$225,643 | ~$225,643 | ~1.4658% | ~$3,307 | +12.0% |
| 2028 | ~$238,782 | ~$238,782 | ~1.4241% | ~$3,401 | +18.5% |
| 2029 | ~$252,685 | ~$252,685 | ~1.3825% | ~$3,493 | +25.4% |
| 2030 | ~$267,397 | ~$267,397 | ~1.3408% | ~$3,585 | +32.7% |
| 2026 | ~$209,198 | ~$209,198 | ~1.5491% | ~$3,241 | +3.8% |
| 2027 | ~$217,195 | ~$217,195 | ~1.5491% | ~$3,364 | +7.8% |
| 2028 | ~$225,497 | ~$225,497 | ~1.5491% | ~$3,493 | +11.9% |
| 2029 | ~$234,117 | ~$234,117 | ~1.5491% | ~$3,627 | +16.2% |
| 2030 | ~$243,066 | ~$243,066 | ~1.5491% | ~$3,765 | +20.6% |
| 2026 | ~$217,258 | ~$217,258 | ~1.4866% | ~$3,230 | +7.8% |
| 2027 | ~$234,253 | ~$234,253 | ~1.4241% | ~$3,336 | +16.3% |
| 2028 | ~$252,578 | ~$252,578 | ~1.3616% | ~$3,439 | +25.4% |
| 2029 | ~$272,336 | ~$272,336 | ~1.2992% | ~$3,538 | +35.2% |
| 2030 | ~$293,639 | ~$293,639 | ~1.2367% | ~$3,631 | +45.7% |
In 2025, this property's market value of $201,496 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -86% 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 | $201,496 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $150,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $150,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $150,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $160,677 | $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.