1606 HEADWAY CIR TX 78754
| Owner | HEADWAY CIRCLE LTD |
|---|---|
| Parcel ID | 0231200119 |
| Short ID | 232791 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 27,520 SF |
| Land SF | 67,631 SF |
| Acres | 1.553 |
| Year Built | 1983 |
| Legal | LOT 3 HEADWAY 6 |
| Neighborhood | 52NEA |
| Land | $473,417 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $473,417 |
| Improvement | $735,498 |
|---|---|
| Total Improvement | $735,498 |
| Market | $1,208,915 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,208,915 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,208,915 |
| Taxable Value | $1,208,915 |
|---|
Appreciation: Market value has fallen -48.6% from $2,350,000 (2021) to $1,208,915 (2025), a CAGR of -15.3% 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 $26,629. Manor ISD is the largest single contributor, at 49.1% 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 39% of market value ($473,417 land vs $735,498 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~43 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,208,915, this parcel sits in the lower-middle (25th–50th 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 -15.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $526,691 by 2030, with an estimated annual tax burden around $9,861. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 29,005 SF | ✗ |
| 1ST | 1st Floor | 13,800 SF | ✓ |
| 2ND | 2nd Floor | 13,720 SF | ✓ |
| 482 | LIGHT POLES | 1 SF | ✓ |
Market value changed by 109% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IMA Manor ISD | 1.3520% | 1.3520% | 1.0861% | 1.0814% | 1.0814% | +0.0000% | $13,073.21 | $13,073.21 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,334.92 | $6,334.92 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,543.65 | $4,543.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,426.80 | $1,426.80 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,250.02 | $1,250.02 | Paid |
| Combined Rate | 2.4670% | 2.3303% | 2.0358% | 2.1127% | 2.2027% | +0.0900% | $26,628.60 | $26,628.60 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,208,915 | $1,208,915 | +0.0% |
| Assessed Value | $1,208,915 | $1,208,915 | +0.0% |
| Land Value | $473,417 | $473,417 | +0.0% |
| Improvement Value | $735,498 | $735,498 | +0.0% |
| Taxable Value | $1,208,915 | $1,208,915 | +0.0% |
| Total Tax 2026 = estimate |
~$26,629
Estimated
|
~$26,629
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,521,830 | $1,208,915 | -1,312,915 (-52.1%) |
| Taxable Value | $1,450,698 | $1,208,915 | -241,783 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,208,915 | $473,417 | $735,498 | — | $1,208,915 | $1,208,915 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,208,915 | $473,417 | $735,498 | — | $1,208,915 | $1,208,915 | ~$26,629 | Partial |
| 2024 | $2,350,000 | — | — | −$1,876,583 | $473,417 | $— | $49,649 | Verified |
| 2023 | $2,754,213 | — | — | −$2,280,796 | $473,417 | $— | $48,222 | Verified |
| 2022 | $2,165,025 | — | — | −$1,691,608 | $473,417 | $— | $55,162 | Verified |
| 2021 | $2,350,000 | — | — | −$2,011,845 | $338,155 | $— | $53,411 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +108.6% ! | +20.0% | 57.5% | Not available | Partial |
| 2025 | -56.1% | -56.1% | ~100% | Not available | Partial |
| 2024 | +0.6% | +0.6% | ~100% | 1.8000% | Verified |
| 2023 | -0.7% | -0.7% | ~100% | 1.7600% | Verified |
| 2022 | +2.4% | +2.4% | ~100% | 2.0000% | Verified |
| 2021 | base year | — | ~100% | 2.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -55.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -8.8% | -15.3% | +27.2% | 2023 | -48.6% | 2025 |
| Assessment Ratio | 100.0% | 45.6% | — | 100.0% | 2025 | 14.4% | 2021 |
| Effective Tax Rate (2025) | 2.2000% | 2.2000% | — | 2.2000% | 2025 | 2.2000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$26,629 | $46,614 | ~$15,293 | $55,162 | 2022 | $26,629 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,023,830 | ~$1,023,830 | ~2.1366% | ~$21,875 | -15.3% |
| 2027 | ~$867,081 | ~$867,081 | ~2.0705% | ~$17,953 | -28.3% |
| 2028 | ~$734,331 | ~$734,331 | ~2.0045% | ~$14,719 | -39.3% |
| 2029 | ~$621,904 | ~$621,904 | ~1.9384% | ~$12,055 | -48.6% |
| 2030 | ~$526,691 | ~$526,691 | ~1.8723% | ~$9,861 | -56.4% |
| 2026 | ~$1,148,469 | ~$1,148,469 | ~2.2027% | ~$25,297 | -5.0% |
| 2027 | ~$1,091,046 | ~$1,091,046 | ~2.2027% | ~$24,032 | -9.7% |
| 2028 | ~$1,036,493 | ~$1,036,493 | ~2.2027% | ~$22,831 | -14.3% |
| 2029 | ~$984,669 | ~$984,669 | ~2.2027% | ~$21,689 | -18.5% |
| 2030 | ~$935,435 | ~$935,435 | ~2.2027% | ~$20,605 | -22.6% |
| 2026 | ~$1,048,008 | ~$1,048,008 | ~2.1036% | ~$22,046 | -13.3% |
| 2027 | ~$908,518 | ~$908,518 | ~2.0045% | ~$18,211 | -24.8% |
| 2028 | ~$787,594 | ~$787,594 | ~1.9054% | ~$15,006 | -34.9% |
| 2029 | ~$682,765 | ~$682,765 | ~1.8062% | ~$12,332 | -43.5% |
| 2030 | ~$591,889 | ~$591,889 | ~1.7071% | ~$10,104 | -51.0% |
In 2025, this property's market value of $1,208,915 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -15% 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 | $1,208,915 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $2,350,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,754,213 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,165,025 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,350,000 | $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.