704 SANDPIPER AVE TX 78753
| Owner | RICHARDS DOUGLAS S JR &CLOUD B RICHARDS |
|---|---|
| Parcel ID | 0250230327 |
| Short ID | 501939 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,524 SF |
| Land SF | 16,158 SF |
| Acres | 0.371 |
| Year Built | 1958 |
| Legal | LOT 107 WALNUT FOREST |
| Neighborhood | 59NOR |
| Land | $403,961 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $403,961 |
| Improvement | $152,201 |
|---|---|
| Total Improvement | $152,201 |
| Market | $556,162 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $556,162 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $556,162 |
| Taxable Value | $556,162 |
|---|
Appreciation: Market value has risen +38.3% from $402,108 (2021) to $556,162 (2025), a CAGR of 8.4% 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 $11,382. 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 73% of market value ($403,961 land vs $152,201 improvements), about $25/SF of land. With value concentrated in the land under a ~68-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 $556,162, 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 +8.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $834,208 by 2030, with an estimated annual tax burden around $15,714. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,524 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 518 SF | ✓ |
| 571C | STORAGE DET COMM | 320 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 42 SF | ✗ |
| 251 | BATHROOM | 1 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% | $5,145.61 | $5,145.61 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,914.38 | $2,914.38 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,090.31 | $2,090.31 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $656.40 | $656.40 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $575.07 | $575.07 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $11,381.77 | $11,381.77 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $604,524 | $556,162 | +8.7% |
| Assessed Value | $604,524 | $556,162 | +8.7% |
| Land Value | $403,961 | $403,961 | +0.0% |
| Improvement Value | $200,563 | $152,201 | +31.8% |
| Taxable Value | $604,524 | $556,162 | +8.7% |
| Total Tax 2026 = estimate |
~$12,371
Estimated
|
~$11,382
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $856,264 | $604,524 | -251,740 (-29.4%) |
| Taxable Value | $667,394 | $604,524 | -62,870 (-9.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $604,524 | $403,961 | $200,563 | — | $604,524 | $604,524 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $556,162 | $403,961 | $152,201 | — | $556,162 | $556,162 | ~$11,382 | Partial |
| 2024 | $597,146 | — | — | −$193,185 | $403,961 | $— | $11,866 | Verified |
| 2023 | $599,280 | — | — | −$195,319 | $403,961 | $— | $10,804 | Verified |
| 2022 | $396,984 | — | — | — | $403,961 ! | $— | $11,835 | Verified |
| 2021 | $402,108 | — | — | −$159,732 | $242,376 | $— | $8,641 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +54.0% | +20.0% | 77.9% | Not available | Partial |
| 2025 | -7.1% | -7.1% | ~100% | Not available | Partial |
| 2024 | -2.0% | -2.0% | ~100% | 1.9800% | Verified |
| 2023 | -8.3% | -8.3% | ~100% | 1.7700% | Verified |
| 2022 | +67.7% | +67.7% | ~100% | 1.7800% | Verified |
| 2021 | base year | — | ~100% | 2.1500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +40.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.7% | +10.2% | +6.7% | +51.0% | 2023 | -6.9% | 2025 |
| Assessment Ratio | 100.0% | 82.9% | — | 101.8% | 2022 | 60.3% | 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 |
$11,382 | $10,906 | ~$13,877 | $11,866 | 2024 | $8,641 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$603,137 | ~$603,137 | ~2.0139% | ~$12,147 | +8.4% |
| 2027 | ~$654,080 | ~$654,080 | ~1.9814% | ~$12,960 | +17.6% |
| 2028 | ~$709,325 | ~$709,325 | ~1.9488% | ~$13,824 | +27.5% |
| 2029 | ~$769,237 | ~$769,237 | ~1.9163% | ~$14,741 | +38.3% |
| 2030 | ~$834,208 | ~$834,208 | ~1.8837% | ~$15,714 | +50.0% |
| 2026 | ~$592,014 | ~$592,014 | ~2.0465% | ~$12,115 | +6.4% |
| 2027 | ~$630,177 | ~$630,177 | ~2.0465% | ~$12,896 | +13.3% |
| 2028 | ~$670,800 | ~$670,800 | ~2.0465% | ~$13,728 | +20.6% |
| 2029 | ~$714,041 | ~$714,041 | ~2.0465% | ~$14,613 | +28.4% |
| 2030 | ~$760,070 | ~$760,070 | ~2.0465% | ~$15,555 | +36.7% |
| 2026 | ~$614,260 | ~$611,778 | ~1.9977% | ~$12,221 | +10.4% |
| 2027 | ~$678,428 | ~$672,956 | ~1.9488% | ~$13,115 | +22.0% |
| 2028 | ~$749,298 | ~$740,252 | ~1.9000% | ~$14,065 | +34.7% |
| 2029 | ~$827,572 | ~$814,277 | ~1.8512% | ~$15,074 | +48.8% |
| 2030 | ~$914,022 | ~$895,704 | ~1.8024% | ~$16,144 | +64.3% |
In 2025, this property's market value of $556,162 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -61% 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 | $556,162 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $597,146 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $599,280 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $396,984 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $402,108 | $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.