4100 DUVAL RD 4-101 TX 78759
| Owner | CPG REAL ESTATE LP |
|---|---|
| Parcel ID | 0260061105 |
| Short ID | 527048 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 2,998 SF |
| Land SF | 17,837 SF |
| Acres | 0.409 |
| Year Built | 2001 |
| Legal | UNT 101 BLD 4 ARBORS AT CREEKS EDGE OFFICE CONDOMINIUMS AMENDED PLUS 6.4518 % INT IN COM AREA |
| Neighborhood | 26FNW05 |
| Land | $178,370 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $178,370 |
| Improvement | $759,930 |
|---|---|
| Total Improvement | $759,930 |
| Market | $938,300 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $938,300 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $938,300 |
| Taxable Value | $938,300 |
|---|
Appreciation: Market value has risen +19.4% from $785,987 (2021) to $938,300 (2025), a CAGR of 4.5% over 4 years. This represents moderate, steady growth. 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 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 $19,202. 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 19% of market value ($178,370 land vs $759,930 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~25 yrs), and rent roll drive the underwriting.
Submarket Position: At $938,300, this parcel sits in the lower-middle (25th–50th 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 +4.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,170,846 by 2030, with an estimated annual tax burden around $22,056. 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 | 2,998 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% | $8,681.15 | $8,681.15 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,916.85 | $4,916.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,526.55 | $3,526.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,107.41 | $1,107.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $970.20 | $970.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $19,202.16 | $19,202.16 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $900,000 | $938,300 | -4.1% |
| Assessed Value | $900,000 | $938,300 | -4.1% |
| Land Value | $178,370 | $178,370 | +0.0% |
| Improvement Value | $721,630 | $759,930 | -5.0% |
| Taxable Value | $900,000 | $938,300 | -4.1% |
| Total Tax 2026 = estimate |
~$18,418
Estimated
|
~$19,202
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,176,448 | $900,000 | -276,448 (-23.5%) |
| Taxable Value | $1,125,960 | $900,000 | -225,960 (-20.1%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $900,000 | $178,370 | $721,630 | — | $900,000 | $900,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $938,300 | $178,370 | $759,930 | — | $938,300 | $938,300 | ~$19,202 | Partial |
| 2024 | $1,091,400 | — | — | −$913,030 | $178,370 | $— | $20,844 | Verified |
| 2023 | $845,000 | — | — | −$666,630 | $178,370 | $— | $19,746 | Verified |
| 2022 | $825,286 | — | — | −$646,916 | $178,370 | $— | $16,688 | Verified |
| 2021 | $785,987 | — | — | −$607,617 | $178,370 | $— | $17,964 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.4% | +20.0% | 95.7% | Not available | Partial |
| 2025 | -10.8% | -10.8% | ~100% | Not available | Partial |
| 2024 | -3.6% | -3.6% | ~100% | 1.9800% | Verified |
| 2023 | +29.2% | +29.2% | ~100% | 1.8100% | Verified |
| 2022 | +2.4% | +2.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.1% | +3.7% | +5.4% | +29.2% | 2024 | -14.0% | 2025 |
| Assessment Ratio | 100.0% | 46.9% | — | 100.0% | 2025 | 16.3% | 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 |
$19,202 | $18,889 | ~$20,894 | $20,844 | 2024 | $16,688 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$980,784 | ~$980,784 | ~2.0139% | ~$19,752 | +4.5% |
| 2027 | ~$1,025,191 | ~$1,025,191 | ~1.9814% | ~$20,313 | +9.3% |
| 2028 | ~$1,071,609 | ~$1,071,609 | ~1.9488% | ~$20,884 | +14.2% |
| 2029 | ~$1,120,129 | ~$1,120,129 | ~1.9163% | ~$21,465 | +19.4% |
| 2030 | ~$1,170,846 | ~$1,170,846 | ~1.8837% | ~$22,056 | +24.8% |
| 2026 | ~$962,018 | ~$962,018 | ~2.0465% | ~$19,688 | +2.5% |
| 2027 | ~$986,335 | ~$986,335 | ~2.0465% | ~$20,185 | +5.1% |
| 2028 | ~$1,011,267 | ~$1,011,267 | ~2.0465% | ~$20,695 | +7.8% |
| 2029 | ~$1,036,830 | ~$1,036,830 | ~2.0465% | ~$21,219 | +10.5% |
| 2030 | ~$1,063,038 | ~$1,063,038 | ~2.0465% | ~$21,755 | +13.3% |
| 2026 | ~$999,550 | ~$999,550 | ~1.9977% | ~$19,968 | +6.5% |
| 2027 | ~$1,064,798 | ~$1,064,798 | ~1.9488% | ~$20,751 | +13.5% |
| 2028 | ~$1,134,305 | ~$1,134,305 | ~1.9000% | ~$21,552 | +20.9% |
| 2029 | ~$1,208,350 | ~$1,208,350 | ~1.8512% | ~$22,369 | +28.8% |
| 2030 | ~$1,287,228 | ~$1,287,228 | ~1.8024% | ~$23,201 | +37.2% |
In 2025, this property's market value of $938,300 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -34% 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 | $938,300 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,091,400 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $845,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $825,286 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $785,987 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | 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.