2121 W PARMER LN TX 78727
| Owner | RIVER CITY PARTNERS LTD |
|---|---|
| Parcel ID | 0262161210 |
| Short ID | 266768 |
| Type | Real |
| Use Code | 43 Strip Center (>10,000 SF) |
| Valuation | Income |
| Improvement SF | 52,172 SF |
| Land SF | 197,807 SF |
| Acres | 4.541 |
| Year Built | 1984 |
| Legal | LOT 1 *LESS .169 AC NORTH STAR SEC 1-A |
| Neighborhood | 43NOR |
| Land | $3,956,140 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,956,140 |
| Improvement | $3,587,178 |
|---|---|
| Total Improvement | $3,587,178 |
| Market | $7,543,318 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,543,318 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,543,318 |
| Taxable Value | $7,543,318 |
|---|
Appreciation: Market value has fallen -2.9% from $7,771,974 (2021) to $7,543,318 (2025), a CAGR of -0.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $154,373. 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 52% of market value ($3,956,140 land vs $3,587,178 improvements), about $20/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $7,543,318, this parcel sits in the top quartile (≥75th 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 -0.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,266,935 by 2030, with an estimated annual tax burden around $136,890. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 102,408 SF | ✗ |
| 1ST | 1st Floor | 52,172 SF | ✓ |
| 591 | MASONRY TRIM SF | 8,460 SF | ✗ |
| 501 | CANOPY | 6,248 SF | ✗ |
| 611 | TERRACE | 6,248 SF | ✗ |
| 541 | FENCE COMM LF | 120 SF | ✗ |
| 482 | LIGHT POLES | 21 SF | ✓ |
| MISC | Miscellaneous | 2 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% | $69,790.78 | $69,790.78 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $39,528.27 | $39,528.27 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $28,351.18 | $28,351.18 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,902.85 | $8,902.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,799.79 | $7,799.79 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $154,372.87 | $154,372.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,488,217 | $7,543,318 | -0.7% |
| Assessed Value | $7,488,217 | $7,543,318 | -0.7% |
| Land Value | $3,956,140 | $3,956,140 | +0.0% |
| Improvement Value | $3,532,077 | $3,587,178 | -1.5% |
| Taxable Value | $7,488,217 | $7,543,318 | -0.7% |
| Total Tax 2026 = estimate |
~$153,245
Estimated
|
~$154,373
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,995,673 | $7,488,217 | -507,456 (-6.3%) |
| Taxable Value | $7,995,673 | $7,488,217 | -507,456 (-6.3%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,488,217 | $3,956,140 | $3,532,077 | — | $7,488,217 | $7,488,217 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,543,318 | $3,956,140 | $3,587,178 | — | $7,543,318 | $7,543,318 | ~$154,373 | Partial |
| 2024 | $7,188,000 | — | — | −$3,231,860 | $3,956,140 | $— | $150,142 | Verified |
| 2023 | $6,896,400 | — | — | −$3,929,295 | $2,967,105 | $— | $130,049 | Verified |
| 2022 | $6,713,475 | — | — | −$3,746,370 | $2,967,105 | $— | $136,199 | Verified |
| 2021 | $7,771,974 | — | — | −$4,804,869 | $2,967,105 | $— | $146,131 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.0% | +6.0% | ~100% | Not available | Partial |
| 2025 | -0.4% | -0.4% | ~100% | Not available | Partial |
| 2024 | +5.4% | +5.4% | ~100% | 1.9800% | Verified |
| 2023 | +4.2% | +4.2% | ~100% | 1.8100% | Verified |
| 2022 | +2.7% | +2.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.7% | -0.5% | -0.6% | +4.9% | 2025 | -13.6% | 2022 |
| Assessment Ratio | 100.0% | 63.4% | — | 100.0% | 2025 | 38.2% | 2021 |
| 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 |
$154,373 | $143,379 | ~$143,795 | $154,373 | 2025 | $130,049 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,487,213 | ~$7,487,213 | ~2.0139% | ~$150,788 | -0.7% |
| 2027 | ~$7,431,525 | ~$7,431,525 | ~1.9814% | ~$147,247 | -1.5% |
| 2028 | ~$7,376,252 | ~$7,376,252 | ~1.9488% | ~$143,751 | -2.2% |
| 2029 | ~$7,321,389 | ~$7,321,389 | ~1.9163% | ~$140,299 | -2.9% |
| 2030 | ~$7,266,935 | ~$7,266,935 | ~1.8837% | ~$136,890 | -3.7% |
| 2026 | ~$7,336,347 | ~$7,336,347 | ~2.0465% | ~$150,137 | -2.7% |
| 2027 | ~$7,135,054 | ~$7,135,054 | ~2.0465% | ~$146,018 | -5.4% |
| 2028 | ~$6,939,284 | ~$6,939,284 | ~2.0465% | ~$142,011 | -8.0% |
| 2029 | ~$6,748,886 | ~$6,748,886 | ~2.0465% | ~$138,115 | -10.5% |
| 2030 | ~$6,563,712 | ~$6,563,712 | ~2.0465% | ~$134,325 | -13.0% |
| 2026 | ~$7,638,079 | ~$7,638,079 | ~1.9977% | ~$152,583 | +1.3% |
| 2027 | ~$7,734,031 | ~$7,734,031 | ~1.9488% | ~$150,724 | +2.5% |
| 2028 | ~$7,831,188 | ~$7,831,188 | ~1.9000% | ~$148,794 | +3.8% |
| 2029 | ~$7,929,566 | ~$7,929,566 | ~1.8512% | ~$146,792 | +5.1% |
| 2030 | ~$8,029,179 | ~$8,029,179 | ~1.8024% | ~$144,716 | +6.4% |
In 2025, this property's market value of $7,543,318 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,543,318 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,188,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,896,400 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $6,713,475 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $7,771,974 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.