4100 DUVAL RD 4-205 TX 78759
| Owner | BERGER MICHELLE A |
|---|---|
| Parcel ID | 0260061108 |
| Short ID | 527051 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 1,491 SF |
| Land SF | 8,822 SF |
| Acres | 0.203 |
| Year Built | 2001 |
| Legal | UNT 205 BLD 4 ARBORS AT CREEKS EDGE OFFICE CONDOMINIUMS AMENDED PLUS 3.1908 % INT IN COM AREA |
| Neighborhood | 26FNW05 |
| Land | $88,220 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $88,220 |
| Improvement | $443,985 |
|---|---|
| Total Improvement | $443,985 |
| Market | $532,205 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $532,205 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $532,205 |
| Taxable Value | $532,205 |
|---|
Appreciation: Market value has risen +24.2% from $428,531 (2021) to $532,205 (2025), a CAGR of 5.6% 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 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 $10,891. 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 17% of market value ($88,220 land vs $443,985 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 $532,205, 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 +5.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $697,750 by 2030, with an estimated annual tax burden around $13,144. 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 | 1,491 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% | $4,923.96 | $4,923.96 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,788.84 | $2,788.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,000.27 | $2,000.27 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $628.12 | $628.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $550.30 | $550.30 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $10,891.49 | $10,891.49 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $623,132 | $532,205 | +17.1% |
| Assessed Value | $623,132 | $532,205 | +17.1% |
| Land Value | $88,220 | $88,220 | +0.0% |
| Improvement Value | $534,912 | $443,985 | +20.5% |
| Taxable Value | $623,132 | $532,205 | +17.1% |
| Total Tax 2026 = estimate |
~$12,752
Estimated
|
~$10,891
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $623,132 | $623,132 | +0 (+0.0%) |
| Taxable Value | $623,132 | $623,132 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $623,132 | $88,220 | $534,912 | — | $623,132 | $623,132 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $532,205 | $88,220 | $443,985 | — | $532,205 | $532,205 | ~$10,891 | Partial |
| 2024 | $614,940 | — | — | −$526,720 | $88,220 | $— | $11,866 | Verified |
| 2023 | $485,638 | — | — | −$397,418 | $88,220 | $— | $11,126 | Verified |
| 2022 | $502,481 | — | — | −$414,261 | $88,220 | $— | $9,591 | Verified |
| 2021 | $428,531 | — | — | −$340,311 | $88,220 | $— | $10,937 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.1% | +17.1% | ~100% | Not available | Partial |
| 2025 | -11.1% | -11.1% | ~100% | Not available | Partial |
| 2024 | -2.6% | -2.6% | ~100% | 1.9800% | Verified |
| 2023 | +26.6% | +26.6% | ~100% | 1.8100% | Verified |
| 2022 | -3.4% | -3.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +5.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +17.1% | +8.8% | +2.5% | +26.6% | 2024 | -13.5% | 2025 |
| Assessment Ratio | 100.0% | 45.1% | — | 100.0% | 2025 | 14.3% | 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 |
$10,891 | $10,882 | ~$12,216 | $11,866 | 2024 | $9,591 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$561,828 | ~$561,828 | ~2.0139% | ~$11,315 | +5.6% |
| 2027 | ~$593,099 | ~$593,099 | ~1.9814% | ~$11,752 | +11.4% |
| 2028 | ~$626,111 | ~$626,111 | ~1.9488% | ~$12,202 | +17.6% |
| 2029 | ~$660,961 | ~$660,961 | ~1.9163% | ~$12,666 | +24.2% |
| 2030 | ~$697,750 | ~$697,750 | ~1.8837% | ~$13,144 | +31.1% |
| 2026 | ~$551,184 | ~$551,184 | ~2.0465% | ~$11,280 | +3.6% |
| 2027 | ~$570,839 | ~$570,839 | ~2.0465% | ~$11,682 | +7.3% |
| 2028 | ~$591,195 | ~$591,195 | ~2.0465% | ~$12,099 | +11.1% |
| 2029 | ~$612,277 | ~$612,277 | ~2.0465% | ~$12,530 | +15.0% |
| 2030 | ~$634,111 | ~$634,111 | ~2.0465% | ~$12,977 | +19.1% |
| 2026 | ~$572,472 | ~$572,472 | ~1.9977% | ~$11,436 | +7.6% |
| 2027 | ~$615,785 | ~$615,785 | ~1.9488% | ~$12,001 | +15.7% |
| 2028 | ~$662,376 | ~$662,376 | ~1.9000% | ~$12,585 | +24.5% |
| 2029 | ~$712,491 | ~$712,491 | ~1.8512% | ~$13,190 | +33.9% |
| 2030 | ~$766,398 | ~$766,398 | ~1.8024% | ~$13,813 | +44.0% |
In 2025, this property's market value of $532,205 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -62% 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 | $532,205 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $614,940 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $485,638 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $502,481 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $428,531 | $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.