8116 FERGUSON CUTOFF TX 78724
| Owner | LWR MANAGEMENT LLC - SERIES FERGUSON |
|---|---|
| Parcel ID | 0227300602 |
| Short ID | 426015 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 8,028 SF |
| Land SF | 24,000 SF |
| Acres | 0.551 |
| Year Built | 1984 |
| Legal | LOT 23 NORTHEAST COMMERCIAL BUSINESSPARK SEC 2 |
| Neighborhood | 61FEA |
| Land | $120,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $120,000 |
| Improvement | $445,680 |
|---|---|
| Total Improvement | $445,680 |
| Market | $565,680 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $565,680 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $565,680 |
| Taxable Value | $565,680 |
|---|
Appreciation: Market value has risen +27.6% from $443,196 (2021) to $565,680 (2025), a CAGR of 6.3% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $11,577. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 21% of market value ($120,000 land vs $445,680 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~42 yrs), and rent roll drive the underwriting.
Submarket Position: At $565,680, 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 +6.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $767,431 by 2030, with an estimated annual tax burden around $14,456. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 8,028 SF | ✓ |
| 551 | PAVED AREA | 5,800 SF | ✗ |
| 881 | COMMCL FINISHOUT | 1,884 SF | ✓ |
| 591 | MASONRY TRIM SF | 840 SF | ✗ |
| 501 | CANOPY | 132 SF | ✗ |
| 549 | FENCE COMM FV | 1 SF | ✗ |
Market value changed by 115% 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% | $4,902.11 | $4,902.11 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,776.47 | $2,776.47 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,991.39 | $1,991.39 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $625.34 | $625.34 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $547.86 | $547.86 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,843.17 | $10,843.17 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,218,167 | $565,680 | +115.3% |
| Assessed Value | $635,812 | $565,680 | +12.4% |
| Land Value | $120,000 | $120,000 | +0.0% |
| Improvement Value | $1,098,167 | $445,680 | +146.4% |
| Taxable Value | $635,812 | $565,680 | +12.4% |
| HS Cap Loss | -$582,355 | — | |
| Total Tax 2026 = estimate |
~$13,012
Estimated
|
~$10,843
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,218,167 | $1,218,167 | +0 (+0.0%) |
| Taxable Value | $635,812 | $635,812 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,218,167 | $120,000 | $1,098,167 | −$582,355 | $635,812 | $635,812 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $565,680 | $120,000 | $445,680 | — | $565,680 | $565,680 | ~$10,843 | Partial |
| 2024 | $550,000 | — | — | −$430,000 | $120,000 | $— | $10,501 | Verified |
| 2023 | $458,994 | — | — | −$338,994 | $120,000 | $— | $9,951 | Verified |
| 2022 | $452,800 | — | — | −$332,800 | $120,000 | $— | $9,065 | Verified |
| 2021 | $443,196 | — | — | −$323,196 | $120,000 | $— | $9,856 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +115.3% ! | +12.4% | 52.2% | Not available | Partial |
| 2025 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2024 | -13.5% | -13.5% | ~100% | 1.8800% | Verified |
| 2023 | +40.4% | +40.4% | ~100% | 1.5400% | Verified |
| 2022 | +1.3% | +1.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +24.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +115.3% | +28.3% | -5.1% | +115.3% | 2026 | +1.4% | 2023 |
| Assessment Ratio | 52.2% | 42.3% | — | 100.0% | 2025 | 21.8% | 2024 |
| Effective Tax Rate (2025) | 1.9200% | 1.9200% | — | 1.9200% | 2025 | 1.9200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$10,843 | $10,043 | ~$13,260 | $10,843 | 2025 | $9,065 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$601,263 | ~$601,263 | ~2.0139% | ~$12,109 | +6.3% |
| 2027 | ~$639,085 | ~$639,085 | ~1.9814% | ~$12,663 | +13.0% |
| 2028 | ~$679,285 | ~$679,285 | ~1.9488% | ~$13,238 | +20.1% |
| 2029 | ~$722,014 | ~$722,014 | ~1.9163% | ~$13,836 | +27.6% |
| 2030 | ~$767,431 | ~$767,431 | ~1.8837% | ~$14,456 | +35.7% |
| 2026 | ~$589,950 | ~$589,950 | ~2.0465% | ~$12,073 | +4.3% |
| 2027 | ~$615,260 | ~$615,260 | ~2.0465% | ~$12,591 | +8.8% |
| 2028 | ~$641,657 | ~$641,657 | ~2.0465% | ~$13,131 | +13.4% |
| 2029 | ~$669,186 | ~$669,186 | ~2.0465% | ~$13,695 | +18.3% |
| 2030 | ~$697,896 | ~$697,896 | ~2.0465% | ~$14,282 | +23.4% |
| 2026 | ~$612,577 | ~$612,577 | ~1.9977% | ~$12,237 | +8.3% |
| 2027 | ~$663,361 | ~$663,361 | ~1.9488% | ~$12,928 | +17.3% |
| 2028 | ~$718,356 | ~$718,356 | ~1.9000% | ~$13,649 | +27.0% |
| 2029 | ~$777,910 | ~$777,910 | ~1.8512% | ~$14,401 | +37.5% |
| 2030 | ~$842,402 | ~$842,402 | ~1.8024% | ~$15,183 | +48.9% |
In 2025, this property's market value of $565,680 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -60% 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 | $565,680 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $550,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $458,994 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $452,800 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $443,196 | $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.