8401 SHOAL CREEK BLVD TX 78757
| Owner | 8401 SHOAL CREEK LLC |
|---|---|
| Parcel ID | 0243050651 |
| Short ID | 248607 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,575 SF |
| Land SF | 19,600 SF |
| Acres | 0.450 |
| Year Built | 1972 |
| Legal | LOT 8&9 BLK S ALLANDALE ESTATES SEC 2 |
| Neighborhood | 53NWE |
| Land | $749,700 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $749,700 |
| Improvement | $897,113 |
|---|---|
| Total Improvement | $897,113 |
| Market | $1,646,813 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,646,813 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,646,813 |
| Taxable Value | $1,646,813 |
|---|
Appreciation: Market value has risen +37.3% from $1,199,727 (2021) to $1,646,813 (2025), a CAGR of 8.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $33,702. 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 46% of market value ($749,700 land vs $897,113 improvements), about $38/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,646,813, 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 +8.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,446,789 by 2030, with an estimated annual tax burden around $46,091. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,000 SF | ✗ |
| 1ST | 1st Floor | 5,575 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% | $15,236.31 | $15,236.31 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $8,629.58 | $8,629.58 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,189.46 | $6,189.46 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,943.62 | $1,943.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,702.80 | $1,702.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $33,701.77 | $33,701.77 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,816,196 | $1,646,813 | +10.3% |
| Assessed Value | $1,816,196 | $1,646,813 | +10.3% |
| Land Value | $749,700 | $749,700 | +0.0% |
| Improvement Value | $1,066,496 | $897,113 | +18.9% |
| Taxable Value | $1,816,196 | $1,646,813 | +10.3% |
| Total Tax 2026 = estimate |
~$37,168
Estimated
|
~$33,702
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,816,196 | $1,816,196 | +0 (+0.0%) |
| Taxable Value | $1,816,196 | $1,816,196 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,816,196 | $749,700 | $1,066,496 | — | $1,816,196 | $1,816,196 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,646,813 | $749,700 | $897,113 | — | $1,646,813 | $1,646,813 | ~$33,702 | Partial |
| 2024 | $1,760,006 | — | — | −$1,010,306 | $749,700 | $— | $32,220 | Verified |
| 2023 | $1,484,949 | — | — | −$735,249 | $749,700 | $— | $31,843 | Verified |
| 2022 | $1,187,613 | — | — | −$437,913 | $749,700 | $— | $29,327 | Verified |
| 2021 | $1,199,727 | — | — | −$699,927 | $499,800 | $— | $25,851 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.3% | +10.3% | ~100% | Not available | Partial |
| 2025 | +1.3% | +1.3% | ~100% | Not available | Partial |
| 2024 | -7.6% | -7.6% | ~100% | 1.9800% | Verified |
| 2023 | +18.5% | +18.5% | ~100% | 1.8100% | Verified |
| 2022 | +25.0% | +25.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +38.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.3% | +9.3% | +6.2% | +25.0% | 2023 | -6.4% | 2025 |
| Assessment Ratio | 100.0% | 66.3% | — | 100.0% | 2025 | 41.7% | 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 |
$33,702 | $30,588 | ~$40,847 | $33,702 | 2025 | $25,851 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,782,521 | ~$1,782,521 | ~2.0139% | ~$35,899 | +8.2% |
| 2027 | ~$1,929,413 | ~$1,929,413 | ~1.9814% | ~$38,229 | +17.2% |
| 2028 | ~$2,088,410 | ~$2,088,410 | ~1.9488% | ~$40,700 | +26.8% |
| 2029 | ~$2,260,508 | ~$2,260,508 | ~1.9163% | ~$43,318 | +37.3% |
| 2030 | ~$2,446,789 | ~$2,446,789 | ~1.8837% | ~$46,091 | +48.6% |
| 2026 | ~$1,749,585 | ~$1,749,585 | ~2.0465% | ~$35,805 | +6.2% |
| 2027 | ~$1,858,771 | ~$1,858,771 | ~2.0465% | ~$38,039 | +12.9% |
| 2028 | ~$1,974,771 | ~$1,974,771 | ~2.0465% | ~$40,413 | +19.9% |
| 2029 | ~$2,098,010 | ~$2,098,010 | ~2.0465% | ~$42,935 | +27.4% |
| 2030 | ~$2,228,939 | ~$2,228,939 | ~2.0465% | ~$45,615 | +35.3% |
| 2026 | ~$1,815,458 | ~$1,811,494 | ~1.9977% | ~$36,188 | +10.2% |
| 2027 | ~$2,001,373 | ~$1,992,644 | ~1.9488% | ~$38,833 | +21.5% |
| 2028 | ~$2,206,327 | ~$2,191,908 | ~1.9000% | ~$41,647 | +34.0% |
| 2029 | ~$2,432,269 | ~$2,411,099 | ~1.8512% | ~$44,634 | +47.7% |
| 2030 | ~$2,681,350 | ~$2,652,209 | ~1.8024% | ~$47,803 | +62.8% |
In 2025, this property's market value of $1,646,813 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +16% 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 | $1,646,813 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,760,006 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,484,949 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,187,613 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,199,727 | $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.