2525 W ANDERSON LN TX
| Owner | NORTHCROSS 2019 LP |
|---|---|
| Parcel ID | 0238050116 |
| Short ID | 784455 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 23,400 SF |
| Land SF | 163,829 SF |
| Acres | 3.761 |
| Year Built | 2009 |
| Legal | LOT 1-A BLK A NORTHCROSS SEC 2 RESUB LT 1 BL A REPLT LT 3-F 3RD RESUB LT 3 |
| Neighborhood | 41CEN |
| Land | $4,726,458 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,726,458 |
| Improvement | $4,386,773 |
|---|---|
| Total Improvement | $4,386,773 |
| Market | $9,113,231 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $9,113,231 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $9,113,231 |
| Taxable Value | $9,113,231 |
|---|
Appreciation: Market value has fallen -14.4% from $10,641,200 (2021) to $9,113,231 (2025), a CAGR of -3.8% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $186,501. 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 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 52% of market value ($4,726,458 land vs $4,386,773 improvements), about $29/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $9,113,231, this parcel sits in the top quartile (≥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 -3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,508,006 by 2030, with an estimated annual tax burden around $141,431. 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 | 36,000 SF | ✗ |
| 1ST | 1st Floor | 23,400 SF | ✓ |
| 611 | TERRACE | 8,768 SF | ✗ |
| 482 | LIGHT POLES | 6 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% | $84,315.61 | $84,315.61 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $47,754.88 | $47,754.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $34,251.62 | $34,251.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10,755.71 | $10,755.71 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,423.08 | $9,423.08 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $186,500.90 | $186,500.90 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,974,371 | $9,113,231 | -12.5% |
| Assessed Value | $7,974,371 | $9,113,231 | -12.5% |
| Land Value | $4,726,458 | $4,726,458 | +0.0% |
| Improvement Value | $3,247,913 | $4,386,773 | -26.0% |
| Taxable Value | $7,974,371 | $9,113,231 | -12.5% |
| Total Tax 2026 = estimate |
~$163,194
Estimated
|
~$186,501
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,132,793 | $7,974,371 | -1,158,422 (-12.7%) |
| Taxable Value | $9,132,793 | $7,974,371 | -1,158,422 (-12.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,974,371 | $4,726,458 | $3,247,913 | — | $7,974,371 | $7,974,371 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $9,113,231 | $4,726,458 | $4,386,773 | — | $9,113,231 | $9,113,231 | ~$186,501 | Partial |
| 2024 | $9,941,192 | — | — | −$5,214,734 | $4,726,458 | $— | $179,869 | Verified |
| 2023 | $10,367,000 | — | — | −$5,640,542 | $4,726,458 | $— | $179,861 | Verified |
| 2022 | $10,105,000 | — | — | −$5,378,542 | $4,726,458 | $— | $204,740 | Verified |
| 2021 | $10,641,200 | — | — | −$6,860,034 | $3,781,166 | $— | $219,953 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2024 | -8.7% | -8.7% | ~100% | 1.9800% | Verified |
| 2023 | -4.1% | -4.1% | ~100% | 1.8100% | Verified |
| 2022 | +2.6% | +2.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -9.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.5% | -5.5% | -1.1% | +2.6% | 2023 | -12.5% | 2026 |
| Assessment Ratio | 100.0% | 62.6% | — | 100.0% | 2025 | 35.5% | 2021 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$186,501 | $194,185 | ~$158,552 | $219,953 | 2021 | $179,861 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$8,766,835 | ~$8,766,835 | ~2.0139% | ~$176,558 | -3.8% |
| 2027 | ~$8,433,605 | ~$8,433,605 | ~1.9814% | ~$167,102 | -7.5% |
| 2028 | ~$8,113,042 | ~$8,113,042 | ~1.9488% | ~$158,110 | -11.0% |
| 2029 | ~$7,804,663 | ~$7,804,663 | ~1.9163% | ~$149,560 | -14.4% |
| 2030 | ~$7,508,006 | ~$7,508,006 | ~1.8837% | ~$141,431 | -17.6% |
| 2026 | ~$8,657,569 | ~$8,657,569 | ~2.0465% | ~$177,176 | -5.0% |
| 2027 | ~$8,224,691 | ~$8,224,691 | ~2.0465% | ~$168,317 | -9.7% |
| 2028 | ~$7,813,456 | ~$7,813,456 | ~2.0465% | ~$159,901 | -14.3% |
| 2029 | ~$7,422,784 | ~$7,422,784 | ~2.0465% | ~$151,906 | -18.5% |
| 2030 | ~$7,051,644 | ~$7,051,644 | ~2.0465% | ~$144,311 | -22.6% |
| 2026 | ~$8,949,099 | ~$8,949,099 | ~1.9977% | ~$178,773 | -1.8% |
| 2027 | ~$8,787,924 | ~$8,787,924 | ~1.9488% | ~$171,263 | -3.6% |
| 2028 | ~$8,629,651 | ~$8,629,651 | ~1.9000% | ~$163,965 | -5.3% |
| 2029 | ~$8,474,229 | ~$8,474,229 | ~1.8512% | ~$156,874 | -7.0% |
| 2030 | ~$8,321,606 | ~$8,321,606 | ~1.8024% | ~$149,986 | -8.7% |
In 2025, this property's market value of $9,113,231 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $9,113,231 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,941,192 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $10,367,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $10,105,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $10,641,200 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.