4100 DUVAL RD 2-101 TX 78759
| Owner | STOKES JEAN |
|---|---|
| Parcel ID | 0260061118 |
| Short ID | 721550 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 2,793 SF |
| Land SF | 16,707 SF |
| Acres | 0.384 |
| Year Built | 2004 |
| Legal | UNT 101 BLD 2 ARBORS AT CREEKS EDGE OFFICE CONDOMINIUMS AMENDED PLUS 6.0428 % INT IN COM AREA |
| Neighborhood | 26FNW05 |
| Land | $167,070 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $167,070 |
| Improvement | $732,602 |
|---|---|
| Total Improvement | $732,602 |
| Market | $899,672 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $899,672 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $899,672 |
| Taxable Value | $899,672 |
|---|
Appreciation: Market value has risen +15.5% from $779,254 (2021) to $899,672 (2025), a CAGR of 3.7% over 4 years. Growth has been relatively flat for this asset class. 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 $18,412. 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 ($167,070 land vs $732,602 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~22 yrs), and rent roll drive the underwriting.
Submarket Position: At $899,672, 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 +3.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,076,690 by 2030, with an estimated annual tax burden around $20,282. 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 | 2,793 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% | $8,323.77 | $8,323.77 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,714.43 | $4,714.43 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,381.37 | $3,381.37 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,061.82 | $1,061.82 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $930.26 | $930.26 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $18,411.65 | $18,411.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,157,279 | $899,672 | +28.6% |
| Assessed Value | $1,079,606 | $899,672 | +20.0% |
| Land Value | $167,070 | $167,070 | +0.0% |
| Improvement Value | $990,209 | $732,602 | +35.2% |
| Taxable Value | $1,079,606 | $899,672 | +20.0% |
| HS Cap Loss | -$77,673 | — | |
| Total Tax 2026 = estimate |
~$22,094
Estimated
|
~$18,412
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,157,279 | $1,157,279 | +0 (+0.0%) |
| Taxable Value | $1,079,606 | $1,079,606 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,157,279 | $167,070 | $990,209 | −$77,673 | $1,079,606 | $1,079,606 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $899,672 | $167,070 | $732,602 | — | $899,672 | $899,672 | ~$18,412 | Partial |
| 2024 | $1,127,261 | — | — | −$960,191 | $167,070 | $— | $20,238 | Verified |
| 2023 | $821,275 | — | — | −$654,205 | $167,070 | $— | $20,395 | Verified |
| 2022 | $821,275 | — | — | −$654,205 | $167,070 | $— | $16,220 | Verified |
| 2021 | $779,254 | — | — | −$612,184 | $167,070 | $— | $17,877 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +28.6% | +20.0% | 93.3% | Not available | Partial |
| 2025 | -11.9% | -11.9% | ~100% | Not available | Partial |
| 2024 | -9.4% | -9.4% | ~100% | 1.9800% | Verified |
| 2023 | +26.5% | +26.5% | ~100% | 1.8100% | Verified |
| 2022 | +8.5% | +8.5% | ~100% | 1.8200% | Verified |
| 2021 | base year | — | ~100% | 2.2900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +9.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +28.6% | +10.2% | -1.0% | +37.3% | 2024 | -20.2% | 2025 |
| Assessment Ratio | 93.3% | 45.0% | — | 100.0% | 2025 | 14.8% | 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 |
$18,412 | $18,628 | ~$19,530 | $20,395 | 2023 | $16,220 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$932,579 | ~$932,579 | ~2.0139% | ~$18,782 | +3.7% |
| 2027 | ~$966,689 | ~$966,689 | ~1.9814% | ~$19,154 | +7.4% |
| 2028 | ~$1,002,047 | ~$1,002,047 | ~1.9488% | ~$19,528 | +11.4% |
| 2029 | ~$1,038,698 | ~$1,038,698 | ~1.9163% | ~$19,904 | +15.5% |
| 2030 | ~$1,076,690 | ~$1,076,690 | ~1.8837% | ~$20,282 | +19.7% |
| 2026 | ~$914,585 | ~$914,585 | ~2.0465% | ~$18,717 | +1.7% |
| 2027 | ~$929,746 | ~$929,746 | ~2.0465% | ~$19,027 | +3.3% |
| 2028 | ~$945,158 | ~$945,158 | ~2.0465% | ~$19,343 | +5.1% |
| 2029 | ~$960,825 | ~$960,825 | ~2.0465% | ~$19,663 | +6.8% |
| 2030 | ~$976,752 | ~$976,752 | ~2.0465% | ~$19,989 | +8.6% |
| 2026 | ~$950,572 | ~$950,572 | ~1.9977% | ~$18,989 | +5.7% |
| 2027 | ~$1,004,352 | ~$1,004,352 | ~1.9488% | ~$19,573 | +11.6% |
| 2028 | ~$1,061,175 | ~$1,061,175 | ~1.9000% | ~$20,163 | +18.0% |
| 2029 | ~$1,121,212 | ~$1,121,212 | ~1.8512% | ~$20,756 | +24.6% |
| 2030 | ~$1,184,646 | ~$1,184,646 | ~1.8024% | ~$21,352 | +31.7% |
In 2025, this property's market value of $899,672 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -37% 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 | $899,672 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,127,261 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $821,275 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $821,275 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $779,254 | $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.