1616 HEADWAY CIR TX 78754
| Owner | SCHONHOFF FAMILY TRUST |
|---|---|
| Parcel ID | 0231200118 |
| Short ID | 232790 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 33,024 SF |
| Land SF | 72,310 SF |
| Acres | 1.660 |
| Year Built | 1982 |
| Legal | LOT 2 HEADWAY 6 |
| Neighborhood | 52NEA |
| Land | $506,170 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $506,170 |
| Improvement | $1,637,062 |
|---|---|
| Total Improvement | $1,637,062 |
| Market | $2,143,232 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,143,232 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,157,649 |
| Net Appraised (assessed) | $985,583 |
| Taxable Value | $985,583 |
|---|
Appreciation: Market value has risen +7.2% from $2,000,000 (2021) to $2,143,232 (2025), a CAGR of 1.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 2.2027% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $21,709. Manor ISD is the largest single contributor, at 49.1% of the total 2025 levy.
Assessment Gap: Assessed value ($985,583) is $1,157,649 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 24% of market value ($506,170 land vs $1,637,062 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~44 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,143,232, this parcel sits in the upper-middle (50th–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 +1.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,336,782 by 2030, with an estimated annual tax burden around $29,719. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 43,640 SF | ✗ |
| 1ST | 1st Floor | 16,512 SF | ✓ |
| 2ND | 2nd Floor | 16,512 SF | ✓ |
Market value changed by 161% in 2025, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $10,658.09 | $10,658.09 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,164.62 | $5,164.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,704.26 | $3,704.26 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,163.21 | $1,163.21 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,019.09 | $1,019.09 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $21,709.27 | $21,709.27 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,457,539 | $2,143,232 | +14.7% |
| Assessed Value | $1,182,700 | $985,583 | +20.0% |
| Land Value | $506,170 | $506,170 | +0.0% |
| Improvement Value | $1,951,369 | $1,637,062 | +19.2% |
| Taxable Value | $1,182,700 | $985,583 | +20.0% |
| HS Cap Loss | -$1,274,839 | — | |
| Total Tax 2026 = estimate |
~$26,051
Estimated
|
~$21,709
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,457,539 | $2,457,539 | +0 (+0.0%) |
| Taxable Value | $1,182,700 | $1,182,700 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,457,539 | $506,170 | $1,951,369 | −$1,274,839 | $1,182,700 | $1,182,700 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,143,232 | $506,170 | $1,637,062 | −$1,157,649 | $985,583 | $985,583 | ~$21,709 | Partial |
| 2024 | $821,319 | — | — | −$315,149 | $506,170 | $— | $17,352 | Verified |
| 2023 | $1,964,060 | — | — | −$1,457,890 | $506,170 | $— | $16,721 | Verified |
| 2022 | $1,924,793 | — | — | −$1,418,623 | $506,170 | $— | $45,769 | Verified |
| 2021 | $2,000,000 | — | — | −$1,710,760 | $289,240 | $— | $47,484 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +14.7% | +20.0% | 48.1% | Not available | Partial |
| 2025 | +161.0% ! | +20.0% | 46.0% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 2.1100% | Verified |
| 2023 | -58.2% | -58.2% | ~100% | 2.0400% | Verified |
| 2022 | +2.0% | +2.0% | ~100% | 2.3300% | Verified |
| 2021 | base year | — | ~100% | 2.3700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +14.7% | +23.1% | -0.9% | +161.0% | 2025 | -58.2% | 2024 |
| Assessment Ratio | 48.1% | 37.1% | — | 61.6% | 2024 | 14.5% | 2021 |
| Effective Tax Rate (2025) | 1.0100% | 1.0100% | — | 1.0100% | 2025 | 1.0100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$21,709 | $29,807 | ~$26,368 | $47,484 | 2021 | $16,721 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,180,615 | ~$1,084,141 | ~2.1366% | ~$23,164 | +1.7% |
| 2027 | ~$2,218,650 | ~$1,192,555 | ~2.0705% | ~$24,692 | +3.5% |
| 2028 | ~$2,257,348 | ~$1,311,811 | ~2.0045% | ~$26,295 | +5.3% |
| 2029 | ~$2,296,722 | ~$1,442,992 | ~1.9384% | ~$27,971 | +7.2% |
| 2030 | ~$2,336,782 | ~$1,587,291 | ~1.8723% | ~$29,719 | +9.0% |
| 2026 | ~$2,137,750 | ~$1,084,141 | ~2.2027% | ~$23,880 | -0.3% |
| 2027 | ~$2,132,283 | ~$1,192,555 | ~2.2027% | ~$26,268 | -0.5% |
| 2028 | ~$2,126,829 | ~$1,311,811 | ~2.2027% | ~$28,895 | -0.8% |
| 2029 | ~$2,121,389 | ~$1,442,992 | ~2.2027% | ~$31,785 | -1.0% |
| 2030 | ~$2,115,963 | ~$1,587,291 | ~2.2027% | ~$34,963 | -1.3% |
| 2026 | ~$2,223,480 | ~$1,084,141 | ~2.1036% | ~$22,806 | +3.7% |
| 2027 | ~$2,306,732 | ~$1,192,555 | ~2.0045% | ~$23,904 | +7.6% |
| 2028 | ~$2,393,101 | ~$1,311,811 | ~1.9054% | ~$24,995 | +11.7% |
| 2029 | ~$2,482,704 | ~$1,442,992 | ~1.8062% | ~$26,064 | +15.8% |
| 2030 | ~$2,575,663 | ~$1,587,291 | ~1.7071% | ~$27,097 | +20.2% |
In 2025, this property's market value of $2,143,232 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +51% above 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 | $2,143,232 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $821,319 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,964,060 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,924,793 | $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.