8610 SHOAL CREEK BLVD TX 78757
| Owner | SHOAL CREEK-HP LTD |
|---|---|
| Parcel ID | 0245040604 |
| Short ID | 251471 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 82,817 SF |
| Land SF | 211,353 SF |
| Acres | 4.852 |
| Year Built | 1973 |
| Legal | LOT A AIR CONTROL ADDN |
| Neighborhood | 51NWE |
| Land | $9,510,885 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $9,510,885 |
| Improvement | $1,268,595 |
|---|---|
| Total Improvement | $1,268,595 |
| Market | $10,779,480 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,779,480 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,779,480 |
| Taxable Value | $10,779,480 |
|---|
Appreciation: Market value has risen +6.1% from $10,156,700 (2021) to $10,779,480 (2025), a CAGR of 1.5% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $220,600. 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 88% of market value ($9,510,885 land vs $1,268,595 improvements), about $45/SF of land. With value concentrated in the land under a ~53-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 $10,779,480, 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 +1.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $11,611,927 by 2030, with an estimated annual tax burden around $218,739. 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 | 121,262 SF | ✗ |
| 1ST | 1st Floor | 47,729 SF | ✓ |
| 2ND | 2nd Floor | 35,088 SF | ✓ |
| SO | Sketch Only | 322 SF | ✗ |
| 501 | CANOPY | 210 SF | ✗ |
| 482 | LIGHT POLES | 9 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% | $99,731.75 | $99,731.75 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $56,486.31 | $56,486.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $40,514.14 | $40,514.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $12,722.27 | $12,722.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $11,145.98 | $11,145.98 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $220,600.45 | $220,600.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,854,264 | $10,779,480 | +0.7% |
| Assessed Value | $10,854,264 | $10,779,480 | +0.7% |
| Land Value | $9,510,885 | $9,510,885 | +0.0% |
| Improvement Value | $1,343,379 | $1,268,595 | +5.9% |
| Taxable Value | $10,854,264 | $10,779,480 | +0.7% |
| Total Tax 2026 = estimate |
~$222,131
Estimated
|
~$220,600
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,854,264 | $10,854,264 | +0 (+0.0%) |
| Taxable Value | $10,854,264 | $10,854,264 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $10,854,264 | $9,510,885 | $1,343,379 | — | $10,854,264 | $10,854,264 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,779,480 | $9,510,885 | $1,268,595 | — | $10,779,480 | $10,779,480 | ~$220,600 | Partial |
| 2024 | $8,600,000 | — | — | — | $9,510,885 ! | $— | $212,638 | Verified |
| 2023 | $9,845,889 | — | — | −$335,004 | $9,510,885 | $— | $156,824 | Verified |
| 2022 | $10,156,000 | — | — | −$645,115 | $9,510,885 | $— | $186,083 | Verified |
| 2021 | $10,156,700 | — | — | −$4,872,875 | $5,283,825 | $— | $209,544 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.7% | +0.7% | ~100% | Not available | Partial |
| 2025 | +0.5% | +0.5% | ~100% | Not available | Partial |
| 2024 | +9.0% | +9.0% | ~100% | 1.9800% | Verified |
| 2023 | -0.0% | -0.0% | ~100% | 1.5900% | Verified |
| 2022 | -3.1% | -3.1% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 2.0600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.7% | +2.0% | +1.4% | +25.3% | 2025 | -12.7% | 2024 |
| Assessment Ratio | 100.0% | 92.1% | — | 110.6% | 2024 | 52.0% | 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 |
$220,600 | $197,138 | ~$219,603 | $220,600 | 2025 | $156,824 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,941,053 | ~$10,941,053 | ~2.0139% | ~$220,346 | +1.5% |
| 2027 | ~$11,105,047 | ~$11,105,047 | ~1.9814% | ~$220,034 | +3.0% |
| 2028 | ~$11,271,500 | ~$11,271,500 | ~1.9488% | ~$219,663 | +4.6% |
| 2029 | ~$11,440,447 | ~$11,440,447 | ~1.9163% | ~$219,232 | +6.1% |
| 2030 | ~$11,611,927 | ~$11,611,927 | ~1.8837% | ~$218,739 | +7.7% |
| 2026 | ~$10,725,463 | ~$10,725,463 | ~2.0465% | ~$219,495 | -0.5% |
| 2027 | ~$10,671,717 | ~$10,671,717 | ~2.0465% | ~$218,395 | -1.0% |
| 2028 | ~$10,618,240 | ~$10,618,240 | ~2.0465% | ~$217,301 | -1.5% |
| 2029 | ~$10,565,031 | ~$10,565,031 | ~2.0465% | ~$216,212 | -2.0% |
| 2030 | ~$10,512,089 | ~$10,512,089 | ~2.0465% | ~$215,128 | -2.5% |
| 2026 | ~$11,156,642 | ~$11,156,642 | ~1.9977% | ~$222,872 | +3.5% |
| 2027 | ~$11,547,001 | ~$11,547,001 | ~1.9488% | ~$225,033 | +7.1% |
| 2028 | ~$11,951,018 | ~$11,951,018 | ~1.9000% | ~$227,071 | +10.9% |
| 2029 | ~$12,369,171 | ~$12,369,171 | ~1.8512% | ~$228,977 | +14.7% |
| 2030 | ~$12,801,955 | ~$12,801,955 | ~1.8024% | ~$230,739 | +18.8% |
In 2025, this property's market value of $10,779,480 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 8× 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 | $10,779,480 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $8,600,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $9,845,889 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $10,156,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $10,156,700 | $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.