4100 DUVAL RD 2-202 TX 78759
| Owner | STEPHENS KEVIN A |
|---|---|
| Parcel ID | 0260061119 |
| Short ID | 721551 |
| Type | Real |
| Use Code | 26 Large Office Condo |
| Valuation | Income |
| Improvement SF | 1,896 SF |
| Land SF | 11,346 SF |
| Acres | 0.260 |
| Year Built | 2004 |
| Legal | UNT 202 BLD 2 ARBORS AT CREEKS EDGE OFFICE CONDOMINIUMS AMENDED PLUS 4.1038 % INT IN COM AREA |
| Neighborhood | 26FNW05 |
| Land | $113,460 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $113,460 |
| Improvement | $577,133 |
|---|---|
| Total Improvement | $577,133 |
| Market | $690,593 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $690,593 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $690,593 |
| Taxable Value | $690,593 |
|---|
Appreciation: Market value has risen +26.7% from $545,170 (2021) to $690,593 (2025), a CAGR of 6.1% 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 $14,133. 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 16% of market value ($113,460 land vs $577,133 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 $690,593, 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 +6.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $928,079 by 2030, with an estimated annual tax burden around $17,483. 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 | 1,896 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% | $6,389.37 | $6,389.37 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,618.82 | $3,618.82 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,595.56 | $2,595.56 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $815.06 | $815.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $714.07 | $714.07 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,132.88 | $14,132.88 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $818,289 | $690,593 | +18.5% |
| Assessed Value | $818,289 | $690,593 | +18.5% |
| Land Value | $113,460 | $113,460 | +0.0% |
| Improvement Value | $704,829 | $577,133 | +22.1% |
| Taxable Value | $818,289 | $690,593 | +18.5% |
| Total Tax 2026 = estimate |
~$16,746
Estimated
|
~$14,133
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $818,289 | $818,289 | +0 (+0.0%) |
| Taxable Value | $818,289 | $818,289 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $818,289 | $113,460 | $704,829 | — | $818,289 | $818,289 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $690,593 | $113,460 | $577,133 | — | $690,593 | $690,593 | ~$14,133 | Partial |
| 2024 | $796,950 | — | — | −$683,490 | $113,460 | $— | $15,550 | Verified |
| 2023 | $628,853 | — | — | −$515,393 | $113,460 | $— | $14,419 | Verified |
| 2022 | $645,455 | — | — | −$531,995 | $113,460 | $— | $12,419 | Verified |
| 2021 | $545,170 | — | — | −$431,710 | $113,460 | $— | $14,049 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +18.5% | +18.5% | ~100% | Not available | Partial |
| 2025 | -12.0% | -12.0% | ~100% | Not available | Partial |
| 2024 | -1.5% | -1.5% | ~100% | 1.9800% | Verified |
| 2023 | +26.7% | +26.7% | ~100% | 1.8100% | Verified |
| 2022 | -2.6% | -2.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.5800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +18.5% | +9.5% | +2.8% | +26.7% | 2024 | -13.3% | 2025 |
| Assessment Ratio | 100.0% | 45.1% | — | 100.0% | 2025 | 14.2% | 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 |
$14,133 | $14,114 | ~$16,095 | $15,550 | 2024 | $12,419 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$732,647 | ~$732,647 | ~2.0139% | ~$14,755 | +6.1% |
| 2027 | ~$777,262 | ~$777,262 | ~1.9814% | ~$15,401 | +12.5% |
| 2028 | ~$824,593 | ~$824,593 | ~1.9488% | ~$16,070 | +19.4% |
| 2029 | ~$874,807 | ~$874,807 | ~1.9163% | ~$16,764 | +26.7% |
| 2030 | ~$928,079 | ~$928,079 | ~1.8837% | ~$17,483 | +34.4% |
| 2026 | ~$718,835 | ~$718,835 | ~2.0465% | ~$14,711 | +4.1% |
| 2027 | ~$748,232 | ~$748,232 | ~2.0465% | ~$15,312 | +8.3% |
| 2028 | ~$778,831 | ~$778,831 | ~2.0465% | ~$15,939 | +12.8% |
| 2029 | ~$810,682 | ~$810,682 | ~2.0465% | ~$16,590 | +17.4% |
| 2030 | ~$843,835 | ~$843,835 | ~2.0465% | ~$17,269 | +22.2% |
| 2026 | ~$746,459 | ~$746,459 | ~1.9977% | ~$14,912 | +8.1% |
| 2027 | ~$806,844 | ~$806,844 | ~1.9488% | ~$15,724 | +16.8% |
| 2028 | ~$872,114 | ~$872,114 | ~1.9000% | ~$16,570 | +26.3% |
| 2029 | ~$942,664 | ~$942,664 | ~1.8512% | ~$17,451 | +36.5% |
| 2030 | ~$1,018,921 | ~$1,018,921 | ~1.8024% | ~$18,365 | +47.5% |
In 2025, this property's market value of $690,593 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 | $690,593 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $796,950 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $628,853 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $645,455 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $545,170 | $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.