11108 BLUFF BEND DR TX 78753
| Owner | BRE GROUP BLUFF BEND 2022 LP |
|---|---|
| Parcel ID | 0245230222 |
| Short ID | 460731 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 36,194 SF |
| Land SF | 48,273 SF |
| Acres | 1.108 |
| Year Built | 1991 |
| Legal | LOT 7 & 8 WALDEN MORRIS ADDN |
| Neighborhood | 61NEA |
| Land | $386,186 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $386,186 |
| Improvement | $2,513,814 |
|---|---|
| Total Improvement | $2,513,814 |
| Market | $2,900,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,900,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,900,000 |
| Taxable Value | $2,900,000 |
|---|
Appreciation: Market value has risen +494.2% from $488,038 (2021) to $2,900,000 (2025), a CAGR of 56.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $59,348. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 13% of market value ($386,186 land vs $2,513,814 improvements), about $8/SF of land. Most value sits in the improvements, so building condition, age (~35 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,900,000, 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 +56.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $26,904,718 by 2030, with an estimated annual tax burden around $87,980. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 36,194 SF | ✓ |
| 551 | PAVED AREA | 9,464 SF | ✗ |
| SO | Sketch Only | 5,650 SF | ✗ |
| 881 | COMMCL FINISHOUT | 1,830 SF | ✓ |
| 541 | FENCE COMM LF | 200 SF | ✗ |
| MISC | Miscellaneous | 1 SF | ✓ |
Market value changed by 612% in 2023, 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% | $26,830.80 | $26,830.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,196.49 | $15,196.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,899.51 | $10,899.51 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,422.67 | $3,422.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,998.60 | $2,998.60 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $59,348.07 | $59,348.07 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,663,360 | $2,900,000 | -42.6% |
| Assessed Value | $1,663,360 | $2,900,000 | -42.6% |
| Land Value | $386,186 | $386,186 | +0.0% |
| Improvement Value | $1,277,174 | $2,513,814 | -49.2% |
| Taxable Value | $1,663,360 | $2,900,000 | -42.6% |
| Total Tax 2026 = estimate |
~$34,040
Estimated
|
~$59,348
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,663,360 | $1,663,360 | +0 (+0.0%) |
| Taxable Value | $1,663,360 | $1,663,360 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,663,360 | $386,186 | $1,277,174 | — | $1,663,360 | $1,663,360 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,900,000 | $386,186 | $2,513,814 | — | $2,900,000 | $2,900,000 | ~$59,348 | Partial |
| 2024 | $2,625,000 | — | — | −$2,238,814 | $386,186 | $— | $52,023 | Verified |
| 2023 | $569,956 | — | — | −$183,770 | $386,186 | $— | $47,493 | Verified |
| 2022 | $510,265 | — | — | −$358,129 | $152,136 | $— | $11,256 | Verified |
| 2021 | $488,038 | — | — | −$335,902 | $152,136 | $— | $11,107 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -42.6% | -42.6% | ~100% | Not available | Partial |
| 2025 | +10.5% | +10.5% | ~100% | Not available | Partial |
| 2024 | -35.3% | -35.3% | ~100% | 1.9800% | Verified |
| 2023 | +611.5% ! | +611.5% | ~100% | 1.1700% | Verified |
| 2022 | +11.7% | +11.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +468.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -42.6% | +69.0% | +79.3% | +360.6% | 2024 | -42.6% | 2026 |
| Assessment Ratio | 100.0% | 57.2% | — | 100.0% | 2025 | 14.7% | 2024 |
| 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 |
$59,348 | $36,245 | ~$75,668 | $59,348 | 2025 | $11,107 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,527,767 | ~$3,190,000 | ~2.0139% | ~$64,245 | +56.1% |
| 2027 | ~$7,069,199 | ~$3,509,000 | ~1.9814% | ~$69,527 | +143.8% |
| 2028 | ~$11,037,133 | ~$3,859,900 | ~1.9488% | ~$75,223 | +280.6% |
| 2029 | ~$17,232,265 | ~$4,245,890 | ~1.9163% | ~$81,364 | +494.2% |
| 2030 | ~$26,904,718 | ~$4,670,479 | ~1.8837% | ~$87,980 | +827.7% |
| 2026 | ~$4,469,767 | ~$3,190,000 | ~2.0465% | ~$65,283 | +54.1% |
| 2027 | ~$6,889,248 | ~$3,509,000 | ~2.0465% | ~$71,811 | +137.6% |
| 2028 | ~$10,618,391 | ~$3,859,900 | ~2.0465% | ~$78,992 | +266.2% |
| 2029 | ~$16,366,116 | ~$4,245,890 | ~2.0465% | ~$86,892 | +464.3% |
| 2030 | ~$25,225,078 | ~$4,670,479 | ~2.0465% | ~$95,581 | +769.8% |
| 2026 | ~$4,585,767 | ~$3,190,000 | ~1.9977% | ~$63,725 | +58.1% |
| 2027 | ~$7,251,469 | ~$3,509,000 | ~1.9488% | ~$68,385 | +150.1% |
| 2028 | ~$11,466,741 | ~$3,859,900 | ~1.9000% | ~$73,339 | +295.4% |
| 2029 | ~$18,132,347 | ~$4,245,890 | ~1.8512% | ~$78,600 | +525.3% |
| 2030 | ~$28,672,662 | ~$4,670,479 | ~1.8024% | ~$84,179 | +888.7% |
In 2025, this property's market value of $2,900,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +105% 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 | $2,900,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,625,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $569,956 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $510,265 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $488,038 | $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.