602 PROVINES DR TX 78753
| Owner | TURISH CRISTOBAL R & NORIS CARBAJAL |
|---|---|
| Parcel ID | 0245210430 |
| Short ID | 460642 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,278 SF |
| Land SF | 8,980 SF |
| Acres | 0.206 |
| Year Built | 1970 |
| Legal | LOT 30 BLK B MOCKINGBIRD HILL SEC 1 |
| Neighborhood | 59NOR |
| Land | $107,764 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $107,764 |
| Improvement | $202,198 |
|---|---|
| Total Improvement | $202,198 |
| Market | $309,962 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $309,962 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $309,962 |
| Taxable Value | $309,962 |
|---|
Appreciation: Market value has risen +16.6% from $265,840 (2021) to $309,962 (2025), a CAGR of 3.9% 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 $6,343. 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 35% of market value ($107,764 land vs $202,198 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~56 yrs), and rent roll drive the underwriting.
Submarket Position: At $309,962, this parcel sits in the bottom quartile (<25th 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 +3.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $375,551 by 2030, with an estimated annual tax burden around $7,074. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,278 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,278 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 1,012 SF | ✓ |
| 541 | FENCE COMM LF | 500 SF | ✗ |
| 611 | TERRACE | 236 SF | ✗ |
| 511 | DECK | 146 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 36 SF | ✗ |
| 581C | STORAGE ATT COMM | 14 SF | ✓ |
Market value changed by 82% 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $2,867.77 | $2,867.77 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,624.25 | $1,624.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,164.98 | $1,164.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $365.83 | $365.83 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $320.50 | $320.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,343.33 | $6,343.33 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $563,756 | $309,962 | +81.9% |
| Assessed Value | $371,954 | $309,962 | +20.0% |
| Land Value | $107,764 | $107,764 | +0.0% |
| Improvement Value | $455,992 | $202,198 | +125.5% |
| Taxable Value | $371,954 | $309,962 | +20.0% |
| HS Cap Loss | -$191,802 | — | |
| Total Tax 2026 = estimate |
~$7,612
Estimated
|
~$6,343
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $563,756 | $563,756 | +0 (+0.0%) |
| Taxable Value | $371,954 | $371,954 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $563,756 | $107,764 | $455,992 | −$191,802 | $371,954 | $371,954 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $309,962 | $107,764 | $202,198 | — | $309,962 | $309,962 | ~$6,343 | Partial |
| 2024 | $316,330 | — | — | −$208,566 | $107,764 | $— | $6,930 | Verified |
| 2023 | $365,165 | — | — | −$257,401 | $107,764 | $— | $5,723 | Verified |
| 2022 | $277,872 | — | — | −$170,108 | $107,764 | $— | $7,212 | Verified |
| 2021 | $265,840 | — | — | −$158,076 | $107,764 | $— | $6,048 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +81.9% ! | +20.0% | 66.0% | Not available | Partial |
| 2025 | -11.4% | -11.4% | ~100% | Not available | Partial |
| 2024 | +10.5% | +10.5% | ~100% | 1.9800% | Verified |
| 2023 | -13.4% | -13.4% | ~100% | 1.8100% | Verified |
| 2022 | +31.4% | +31.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +11.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +81.9% | +20.5% | -5.4% | +81.9% | 2026 | -13.4% | 2024 |
| Assessment Ratio | 66.0% | 51.5% | — | 100.0% | 2025 | 29.5% | 2023 |
| 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 |
$6,343 | $6,451 | ~$6,779 | $7,212 | 2022 | $5,723 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$322,092 | ~$322,092 | ~2.0139% | ~$6,487 | +3.9% |
| 2027 | ~$334,698 | ~$334,698 | ~1.9814% | ~$6,632 | +8.0% |
| 2028 | ~$347,796 | ~$347,796 | ~1.9488% | ~$6,778 | +12.2% |
| 2029 | ~$361,407 | ~$361,407 | ~1.9163% | ~$6,926 | +16.6% |
| 2030 | ~$375,551 | ~$375,551 | ~1.8837% | ~$7,074 | +21.2% |
| 2026 | ~$315,893 | ~$315,893 | ~2.0465% | ~$6,465 | +1.9% |
| 2027 | ~$321,938 | ~$321,938 | ~2.0465% | ~$6,588 | +3.9% |
| 2028 | ~$328,098 | ~$328,098 | ~2.0465% | ~$6,714 | +5.9% |
| 2029 | ~$334,376 | ~$334,376 | ~2.0465% | ~$6,843 | +7.9% |
| 2030 | ~$340,775 | ~$340,775 | ~2.0465% | ~$6,974 | +9.9% |
| 2026 | ~$328,292 | ~$328,292 | ~1.9977% | ~$6,558 | +5.9% |
| 2027 | ~$347,705 | ~$347,705 | ~1.9488% | ~$6,776 | +12.2% |
| 2028 | ~$368,267 | ~$368,267 | ~1.9000% | ~$6,997 | +18.8% |
| 2029 | ~$390,044 | ~$390,044 | ~1.8512% | ~$7,220 | +25.8% |
| 2030 | ~$413,110 | ~$413,110 | ~1.8024% | ~$7,446 | +33.3% |
In 2025, this property's market value of $309,962 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -78% 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 | $309,962 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $316,330 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $365,165 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $277,872 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $265,840 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.