1508 DESSAU RIDGE LN 404 TX 78754
| Owner | HSIAO MU FAN |
|---|---|
| Parcel ID | 0256330721 |
| Short ID | 774767 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 972 SF |
| Land SF | 4,223 SF |
| Acres | 0.097 |
| Year Built | 2018 |
| Legal | UNT 404 DESSAU RIDGE OFFICE CONDOMINIUMS PLUS 2.27 % INT IN COM AREA |
| Neighborhood | 23NE04 |
| Land | $21,117 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $21,117 |
| Improvement | $276,928 |
|---|---|
| Total Improvement | $276,928 |
| Market | $298,045 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $298,045 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $298,045 |
| Taxable Value | $298,045 |
|---|
Appreciation: Market value has risen +38.6% from $215,117 (2021) to $298,045 (2025), a CAGR of 8.5% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 2.2282% in 2025 (+0.0900% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,641. Pflugerville ISD is the largest single contributor, at 49.7% 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 7% of market value ($21,117 land vs $276,928 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~8 yrs), and rent roll drive the underwriting.
Submarket Position: At $298,045, 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 +8.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $448,013 by 2030, with an estimated annual tax burden around $8,444. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 972 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 |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $3,299.06 | $3,299.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,561.81 | $1,561.81 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,120.19 | $1,120.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $351.76 | $351.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $308.18 | $308.18 | Paid |
| Combined Rate | 2.5030% | 2.2429% | 2.0589% | 2.1382% | 2.2282% | +0.0900% | $6,641.00 | $6,641.00 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $318,033 | $298,045 | +6.7% |
| Assessed Value | $318,033 | $298,045 | +6.7% |
| Land Value | $21,117 | $21,117 | +0.0% |
| Improvement Value | $296,916 | $276,928 | +7.2% |
| Taxable Value | $318,033 | $298,045 | +6.7% |
| Total Tax 2026 = estimate |
~$7,086
Estimated
|
~$6,641
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $349,487 | $318,033 | -31,454 (-9.0%) |
| Taxable Value | $349,487 | $318,033 | -31,454 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $318,033 | $21,117 | $296,916 | — | $318,033 | $318,033 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $298,045 | $21,117 | $276,928 | — | $298,045 | $298,045 | ~$6,641 | Partial |
| 2024 | $267,411 | — | — | −$246,294 | $21,117 | $— | $6,794 | Verified |
| 2023 | $224,690 | — | — | −$203,573 | $21,117 | $— | $5,506 | Verified |
| 2022 | $219,559 | — | — | −$198,442 | $21,117 | $— | $5,040 | Verified |
| 2021 | $215,117 | — | — | −$194,000 | $21,117 | $— | $5,496 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.3% | +17.3% | ~100% | Not available | Partial |
| 2025 | -18.7% | -7.1% | ~100% | Not available | Partial |
| 2024 | +37.0% | +20.0% | 87.6% | 1.8500% | Verified |
| 2023 | +19.0% | +19.0% | ~100% | 2.0600% | Verified |
| 2022 | +2.3% | +2.3% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 2.5500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +6.7% | +8.3% | +7.1% | +19.0% | 2024 | +2.1% | 2022 |
| Assessment Ratio | 100.0% | 39.4% | — | 100.0% | 2025 | 7.9% | 2024 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,641 | $5,895 | ~$7,705 | $6,794 | 2024 | $5,040 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$323,358 | ~$323,358 | ~2.1595% | ~$6,983 | +8.5% |
| 2027 | ~$350,821 | ~$350,821 | ~2.0908% | ~$7,335 | +17.7% |
| 2028 | ~$380,616 | ~$380,616 | ~2.0221% | ~$7,696 | +27.7% |
| 2029 | ~$412,942 | ~$412,942 | ~1.9534% | ~$8,066 | +38.6% |
| 2030 | ~$448,013 | ~$448,013 | ~1.8847% | ~$8,444 | +50.3% |
| 2026 | ~$317,397 | ~$317,397 | ~2.2282% | ~$7,072 | +6.5% |
| 2027 | ~$338,006 | ~$338,006 | ~2.2282% | ~$7,531 | +13.4% |
| 2028 | ~$359,953 | ~$359,953 | ~2.2282% | ~$8,020 | +20.8% |
| 2029 | ~$383,324 | ~$383,324 | ~2.2282% | ~$8,541 | +28.6% |
| 2030 | ~$408,214 | ~$408,214 | ~2.2282% | ~$9,096 | +37.0% |
| 2026 | ~$329,319 | ~$327,850 | ~2.1251% | ~$6,967 | +10.5% |
| 2027 | ~$363,874 | ~$360,634 | ~2.0221% | ~$7,292 | +22.1% |
| 2028 | ~$402,056 | ~$396,698 | ~1.9190% | ~$7,613 | +34.9% |
| 2029 | ~$444,244 | ~$436,368 | ~1.8160% | ~$7,924 | +49.1% |
| 2030 | ~$490,858 | ~$480,004 | ~1.7129% | ~$8,222 | +64.7% |
In 2025, this property's market value of $298,045 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -79% 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 | $298,045 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $267,411 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $224,690 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $219,559 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $215,117 | $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.