4100 DUVAL RD 4-202 TX 78759
| Owner | 275 MADELINE DR PARTNERS LIMITED |
|---|---|
| Parcel ID | 0260061107 |
| Short ID | 527050 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 2,136 SF |
| Land SF | 12,681 SF |
| Acres | 0.291 |
| Year Built | 2001 |
| Legal | UNT 202 BLD 4 ARBORS AT CREEKS EDGE OFFICE CONDOMINIUMS AMENDED PLUS 4.5868 % INT IN COM AREA |
| Neighborhood | 26FNW05 |
| Land | $126,810 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $126,810 |
| Improvement | $567,690 |
|---|---|
| Total Improvement | $567,690 |
| Market | $694,500 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $694,500 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $694,500 |
| Taxable Value | $694,500 |
|---|
Appreciation: Market value has risen +18.9% from $584,183 (2021) to $694,500 (2025), a CAGR of 4.4% 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 $14,213. 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 18% of market value ($126,810 land vs $567,690 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 $694,500, 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 +4.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $862,137 by 2030, with an estimated annual tax burden around $16,240. 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 | 2,136 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% | $6,425.51 | $6,425.51 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,639.30 | $3,639.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,610.24 | $2,610.24 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $819.67 | $819.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $718.11 | $718.11 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,212.83 | $14,212.83 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $650,000 | $694,500 | -6.4% |
| Assessed Value | $650,000 | $694,500 | -6.4% |
| Land Value | $126,810 | $126,810 | +0.0% |
| Improvement Value | $523,190 | $567,690 | -7.8% |
| Taxable Value | $650,000 | $694,500 | -6.4% |
| Total Tax 2026 = estimate |
~$13,302
Estimated
|
~$14,213
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $872,440 | $650,000 | -222,440 (-25.5%) |
| Taxable Value | $833,400 | $650,000 | -183,400 (-22.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $650,000 | $126,810 | $523,190 | — | $650,000 | $650,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $694,500 | $126,810 | $567,690 | — | $694,500 | $694,500 | ~$14,213 | Partial |
| 2024 | $774,500 | — | — | −$647,690 | $126,810 | $— | $15,453 | Verified |
| 2023 | $630,000 | — | — | −$503,190 | $126,810 | $— | $14,013 | Verified |
| 2022 | $613,392 | — | — | −$486,582 | $126,810 | $— | $12,442 | Verified |
| 2021 | $584,183 | — | — | −$457,373 | $126,810 | $— | $13,352 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.6% | +20.0% | 95.5% | Not available | Partial |
| 2025 | -10.9% | -10.9% | ~100% | Not available | Partial |
| 2024 | +0.7% | +0.7% | ~100% | 1.9800% | Verified |
| 2023 | +22.9% | +22.9% | ~100% | 1.8100% | Verified |
| 2022 | +2.7% | +2.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +13.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.4% | +2.8% | +5.8% | +22.9% | 2024 | -10.3% | 2025 |
| Assessment Ratio | 100.0% | 46.5% | — | 100.0% | 2025 | 16.4% | 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 |
$14,213 | $13,894 | ~$15,416 | $15,453 | 2024 | $12,442 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$725,192 | ~$725,192 | ~2.0139% | ~$14,605 | +4.4% |
| 2027 | ~$757,241 | ~$757,241 | ~1.9814% | ~$15,004 | +9.0% |
| 2028 | ~$790,705 | ~$790,705 | ~1.9488% | ~$15,410 | +13.9% |
| 2029 | ~$825,649 | ~$825,649 | ~1.9163% | ~$15,822 | +18.9% |
| 2030 | ~$862,137 | ~$862,137 | ~1.8837% | ~$16,240 | +24.1% |
| 2026 | ~$711,302 | ~$711,302 | ~2.0465% | ~$14,557 | +2.4% |
| 2027 | ~$728,511 | ~$728,511 | ~2.0465% | ~$14,909 | +4.9% |
| 2028 | ~$746,136 | ~$746,136 | ~2.0465% | ~$15,270 | +7.4% |
| 2029 | ~$764,187 | ~$764,187 | ~2.0465% | ~$15,639 | +10.0% |
| 2030 | ~$782,675 | ~$782,675 | ~2.0465% | ~$16,017 | +12.7% |
| 2026 | ~$739,082 | ~$739,082 | ~1.9977% | ~$14,764 | +6.4% |
| 2027 | ~$786,526 | ~$786,526 | ~1.9488% | ~$15,328 | +13.3% |
| 2028 | ~$837,016 | ~$837,016 | ~1.9000% | ~$15,903 | +20.5% |
| 2029 | ~$890,746 | ~$890,746 | ~1.8512% | ~$16,489 | +28.3% |
| 2030 | ~$947,926 | ~$947,926 | ~1.8024% | ~$17,085 | +36.5% |
In 2025, this property's market value of $694,500 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -51% 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 | $694,500 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $774,500 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $630,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $613,392 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $584,183 | $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.