AMHERST DR 78727
| Owner | CENTRAL TEXAS REGIONAL MOBILITY |
|---|---|
| Parcel ID | 0264101004 |
| Short ID | 956636 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 24,246 SF |
| Land SF | 194,447 SF |
| Acres | 4.464 |
| Year Built | 2000 |
| Legal | MILWOOD SEC 6 RSB LOT 1 RSB LOT 37 BLK T BLK T LOT 1B |
| Neighborhood | FNW |
| Land | $972,235 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $972,235 |
| Improvement | $7,667,933 |
|---|---|
| Total Improvement | $7,667,933 |
| Market | $8,640,168 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,640,168 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,640,168 |
| Taxable Value | $8,640,168 |
|---|
Appreciation: Market value has fallen -14.8% from $10,142,000 (2023) to $8,640,168 (2025), a CAGR of -7.7% over 2 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 +0.2%, so this parcel has lagged the broader commercial market over the same period.
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 11% of market value ($972,235 land vs $7,667,933 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~26 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,640,168, 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 -7.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,787,868 by 2030, with an estimated annual tax burden around $0. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 141,748 SF | ✗ |
| 1ST | 1st Floor | 24,246 SF | ✓ |
| MEZZ | Mezzanine | 11,419 SF | ✓ |
| 491 | SPRINKLER HEADS | 2,424 SF | ✗ |
| 611 | TERRACE | 1,797 SF | ✗ |
| 511 | DECK | 1,363 SF | ✗ |
| 437 | FENCE MASON LF | 610 SF | ✗ |
| 435 | FENCE IRON LF | 23 SF | ✗ |
| 482 | LIGHT POLES | 10 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,069,880 | $8,640,168 | -6.6% |
| Assessed Value | $8,069,880 | $8,640,168 | -6.6% |
| Land Value | $972,235 | $972,235 | +0.0% |
| Improvement Value | $7,097,645 | $7,667,933 | -7.4% |
| Taxable Value | — | — | — |
| Exemptions | — | E | |
| Total Tax | Pending certification | — | |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,069,880 | $8,069,880 | +0 (+0.0%) |
| Taxable Value | — | — | — |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,069,880 | $972,235 | $7,097,645 | — | $8,069,880 | $— | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,640,168 | $972,235 | $7,667,933 | — | $8,640,168 | $— | not in county billing file ⓘ | Partial |
| 2024 | $10,796,666 | — | — | −$9,824,431 | $972,235 | $— | $163,169 | Verified |
| 2023 | $10,142,000 | — | — | −$9,169,765 | $972,235 | $— | $195,338 | Verified |
| 2022 | $— | — | — | — | $777,788 | $— | $200,297 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -6.6% | -6.6% | ~100% | Not available | Partial |
| 2025 | +4.9% | +4.9% | ~100% | Not available | Partial |
| 2024 | -23.7% | -23.7% | ~100% | 1.9800% | Verified |
| 2023 | +6.5% | +6.5% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -14.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -6.6% | -6.7% | -6.4% | +6.5% | 2024 | -20.0% | 2025 |
| Assessment Ratio | 100.0% | 54.6% | — | 100.0% | 2025 | 9.0% | 2024 |
|
Effective Tax Rate (2025)
⚑ Billing data available for 2025 only |
— | — | — | — | — | — | — |
| Tax Amount | $163,169 | $179,254 | — | $195,338 | 2023 | $163,169 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,974,831 | ~$7,974,831 | ~0.0000% | ~$0 | -7.7% |
| 2027 | ~$7,360,728 | ~$7,360,728 | ~0.0000% | ~$0 | -14.8% |
| 2028 | ~$6,793,914 | ~$6,793,914 | ~0.0000% | ~$0 | -21.4% |
| 2029 | ~$6,270,748 | ~$6,270,748 | ~0.0000% | ~$0 | -27.4% |
| 2030 | ~$5,787,868 | ~$5,787,868 | ~0.0000% | ~$0 | -33.0% |
| 2026 | ~$8,208,160 | ~$8,208,160 | ~0.0000% | ~$0 | -5.0% |
| 2027 | ~$7,797,752 | ~$7,797,752 | ~0.0000% | ~$0 | -9.7% |
| 2028 | ~$7,407,864 | ~$7,407,864 | ~0.0000% | ~$0 | -14.3% |
| 2029 | ~$7,037,471 | ~$7,037,471 | ~0.0000% | ~$0 | -18.5% |
| 2030 | ~$6,685,597 | ~$6,685,597 | ~0.0000% | ~$0 | -22.6% |
| 2026 | ~$8,147,634 | ~$8,147,634 | ~0.0000% | ~$0 | -5.7% |
| 2027 | ~$7,683,177 | ~$7,683,177 | ~0.0000% | ~$0 | -11.1% |
| 2028 | ~$7,245,197 | ~$7,245,197 | ~0.0000% | ~$0 | -16.1% |
| 2029 | ~$6,832,183 | ~$6,832,183 | ~0.0000% | ~$0 | -20.9% |
| 2030 | ~$6,442,714 | ~$6,442,714 | ~0.0000% | ~$0 | -25.4% |
In 2025, this property's market value of $8,640,168 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,640,168 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $10,796,666 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $10,142,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |