7739 NORTHCROSS DR TX 78757
| Owner | L & G INVESTORS NC LLC |
|---|---|
| Parcel ID | 0239040301 |
| Short ID | 242312 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 28,418 SF |
| Land SF | 104,866 SF |
| Acres | 2.407 |
| Year Built | 1985 |
| Legal | LOT 3H NORTHCROSS PARK |
| Neighborhood | 43CEN |
| Land | $5,243,300 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,243,300 |
| Improvement | $1,467,331 |
|---|---|
| Total Improvement | $1,467,331 |
| Market | $6,710,631 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,710,631 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,710,631 |
| Taxable Value | $6,710,631 |
|---|
Appreciation: Market value has fallen -3.9% from $6,980,790 (2021) to $6,710,631 (2025), a CAGR of -1.0% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $137,332. 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 78% of market value ($5,243,300 land vs $1,467,331 improvements), about $50/SF of land. With value concentrated in the land under a ~41-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $6,710,631, 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 -1.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,387,587 by 2030, with an estimated annual tax burden around $120,326. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 51,750 SF | ✗ |
| 1ST | 1st Floor | 28,418 SF | ✓ |
| 491 | SPRINKLER HEADS | 28,418 SF | ✗ |
| 501 | CANOPY | 7,652 SF | ✗ |
| 611 | TERRACE | 7,652 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% | $62,086.76 | $62,086.76 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $35,164.85 | $35,164.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $25,221.57 | $25,221.57 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,920.09 | $7,920.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6,938.79 | $6,938.79 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $137,332.06 | $137,332.06 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $6,600,000 | $6,710,631 | -1.6% |
| Assessed Value | $6,600,000 | $6,710,631 | -1.6% |
| Land Value | $5,243,300 | $5,243,300 | +0.0% |
| Improvement Value | $1,356,700 | $1,467,331 | -7.5% |
| Taxable Value | $6,600,000 | $6,710,631 | -1.6% |
| Total Tax 2026 = estimate |
~$135,068
Estimated
|
~$137,332
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,600,000 | $6,600,000 | +0 (+0.0%) |
| Taxable Value | $6,600,000 | $6,600,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $6,600,000 | $5,243,300 | $1,356,700 | — | $6,600,000 | $6,600,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,710,631 | $5,243,300 | $1,467,331 | — | $6,710,631 | $6,710,631 | ~$137,332 | Partial |
| 2024 | $6,600,000 | — | — | −$1,356,700 | $5,243,300 | $— | $132,992 | Verified |
| 2023 | $6,323,225 | — | — | −$1,079,925 | $5,243,300 | $— | $119,410 | Verified |
| 2022 | $5,948,000 | — | — | −$704,700 | $5,243,300 | $— | $124,879 | Verified |
| 2021 | $6,980,790 | — | — | −$2,786,150 | $4,194,640 | $— | $129,469 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.6% | -1.6% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +1.7% | +1.7% | ~100% | 1.9800% | Verified |
| 2023 | +4.4% | +4.4% | ~100% | 1.8100% | Verified |
| 2022 | +6.3% | +6.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.6% | -0.8% | -0.6% | +6.3% | 2023 | -14.8% | 2022 |
| Assessment Ratio | 100.0% | 85.1% | — | 100.0% | 2025 | 60.1% | 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 |
$137,332 | $128,816 | ~$127,019 | $137,332 | 2025 | $119,410 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$6,644,741 | ~$6,644,741 | ~2.0139% | ~$133,821 | -1.0% |
| 2027 | ~$6,579,498 | ~$6,579,498 | ~1.9814% | ~$130,365 | -2.0% |
| 2028 | ~$6,514,895 | ~$6,514,895 | ~1.9488% | ~$126,965 | -2.9% |
| 2029 | ~$6,450,927 | ~$6,450,927 | ~1.9163% | ~$123,619 | -3.9% |
| 2030 | ~$6,387,587 | ~$6,387,587 | ~1.8837% | ~$120,326 | -4.8% |
| 2026 | ~$6,510,528 | ~$6,510,528 | ~2.0465% | ~$133,237 | -3.0% |
| 2027 | ~$6,316,392 | ~$6,316,392 | ~2.0465% | ~$129,264 | -5.9% |
| 2028 | ~$6,128,046 | ~$6,128,046 | ~2.0465% | ~$125,410 | -8.7% |
| 2029 | ~$5,945,315 | ~$5,945,315 | ~2.0465% | ~$121,670 | -11.4% |
| 2030 | ~$5,768,033 | ~$5,768,033 | ~2.0465% | ~$118,042 | -14.0% |
| 2026 | ~$6,778,954 | ~$6,778,954 | ~1.9977% | ~$135,421 | +1.0% |
| 2027 | ~$6,847,972 | ~$6,847,972 | ~1.9488% | ~$133,456 | +2.0% |
| 2028 | ~$6,917,693 | ~$6,917,693 | ~1.9000% | ~$131,437 | +3.1% |
| 2029 | ~$6,988,123 | ~$6,988,123 | ~1.8512% | ~$129,364 | +4.1% |
| 2030 | ~$7,059,271 | ~$7,059,271 | ~1.8024% | ~$127,234 | +5.2% |
In 2025, this property's market value of $6,710,631 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $6,710,631 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $6,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,323,225 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $5,948,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $6,980,790 | $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.