1817 FLEISCHER DR AUSTIN, TX 78728
| Owner | LYON STEVE |
|---|---|
| Parcel ID | 0272231113 |
| Short ID | 379266 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,052 SF |
| Land SF | 16,384 SF |
| Acres | 0.376 |
| Year Built | 1974 |
| Legal | LOT 7 BLK B FLEISCHER SUBD |
| Neighborhood | 59NOR |
| Land | $81,920 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $81,920 |
| Improvement | $262,821 |
|---|---|
| Total Improvement | $262,821 |
| Market | $344,741 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $344,741 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $344,741 |
| Taxable Value | $344,741 |
|---|
Appreciation: Market value has risen +18.4% from $291,239 (2021) to $344,741 (2025), a CAGR of 4.3% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), 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 1.7240% in 2025 (+0.0338% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $5,943. Pflugerville ISD is the largest single contributor, at 64.2% 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 24% of market value ($81,920 land vs $262,821 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~52 yrs), and rent roll drive the underwriting.
Submarket Position: At $344,741, 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 +4.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $425,645 by 2030, with an estimated annual tax burden around $5,912. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 2,052 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,052 SF | ✗ |
| 051C | CARPORT DET 1ST COMM | 418 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 286 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 216 SF | ✗ |
| 571C | STORAGE DET COMM | 192 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
Market value changed by 96% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IPF Pflugerville ISD | 1.3880% | 1.2646% | 1.1092% | 1.1069% | 1.1069% | +0.0000% | $3,815.94 | $3,815.94 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,295.69 | $1,295.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $406.87 | $406.87 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $319.80 | $319.80 | Paid |
| E17 Travis County ESD #17 | 0.0450% | 0.0245% | 0.0230% | 0.0370% | 0.0305% | -0.0065% | $105.15 | $105.15 | Paid |
| Combined Rate | 1.9922% | 1.7860% | 1.6148% | 1.6902% | 1.7240% | +0.0338% | $5,943.45 | $5,943.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $674,627 | $344,741 | +95.7% |
| Assessed Value | $413,689 | $344,741 | +20.0% |
| Land Value | $81,920 | $81,920 | +0.0% |
| Improvement Value | $592,707 | $262,821 | +125.5% |
| Taxable Value | $413,689 | $344,741 | +20.0% |
| HS Cap Loss | -$260,938 | — | |
| Total Tax 2026 = estimate |
~$7,132
Estimated
|
~$5,943
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $674,627 | $674,627 | +0 (+0.0%) |
| Taxable Value | $413,689 | $413,689 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $674,627 | $81,920 | $592,707 | −$260,938 | $413,689 | $413,689 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $344,741 | $81,920 | $262,821 | — | $344,741 | $344,741 | ~$5,943 | Partial |
| 2024 | $350,176 | — | — | −$268,256 | $81,920 | $— | $6,644 | Verified |
| 2023 | $421,710 | — | — | −$339,790 | $81,920 | $— | $5,655 | Verified |
| 2022 | $306,744 | — | — | −$224,824 | $81,920 | $— | $7,532 | Verified |
| 2021 | $291,239 | — | — | −$209,319 | $81,920 | $— | $6,111 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +95.7% ! | +20.0% | 61.3% | Not available | Partial |
| 2025 | -12.3% | -12.3% | ~100% | Not available | Partial |
| 2024 | +12.3% | +12.3% | ~100% | 1.6900% | Verified |
| 2023 | -17.0% | -17.0% | ~100% | 1.6100% | Verified |
| 2022 | +37.5% | +37.5% | ~100% | 1.7900% | Verified |
| 2021 | base year | — | ~100% | 2.1000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +12.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +95.7% | +24.0% | -5.9% | +95.7% | 2026 | -17.0% | 2024 |
| Assessment Ratio | 61.3% | 43.1% | — | 100.0% | 2025 | 19.4% | 2023 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$5,943 | $6,377 | ~$5,946 | $7,532 | 2022 | $5,655 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$359,587 | ~$359,587 | ~1.6570% | ~$5,958 | +4.3% |
| 2027 | ~$375,072 | ~$375,072 | ~1.5900% | ~$5,963 | +8.8% |
| 2028 | ~$391,224 | ~$391,224 | ~1.5229% | ~$5,958 | +13.5% |
| 2029 | ~$408,072 | ~$408,072 | ~1.4559% | ~$5,941 | +18.4% |
| 2030 | ~$425,645 | ~$425,645 | ~1.3888% | ~$5,912 | +23.5% |
| 2026 | ~$352,692 | ~$352,692 | ~1.7240% | ~$6,081 | +2.3% |
| 2027 | ~$360,826 | ~$360,826 | ~1.7240% | ~$6,221 | +4.7% |
| 2028 | ~$369,148 | ~$369,148 | ~1.7240% | ~$6,364 | +7.1% |
| 2029 | ~$377,662 | ~$377,662 | ~1.7240% | ~$6,511 | +9.5% |
| 2030 | ~$386,373 | ~$386,373 | ~1.7240% | ~$6,661 | +12.1% |
| 2026 | ~$366,482 | ~$366,482 | ~1.6235% | ~$5,950 | +6.3% |
| 2027 | ~$389,593 | ~$389,593 | ~1.5229% | ~$5,933 | +13.0% |
| 2028 | ~$414,163 | ~$414,163 | ~1.4224% | ~$5,891 | +20.1% |
| 2029 | ~$440,281 | ~$440,281 | ~1.3218% | ~$5,820 | +27.7% |
| 2030 | ~$468,047 | ~$468,047 | ~1.2213% | ~$5,716 | +35.8% |
In 2025, this property's market value of $344,741 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -76% 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 | $344,741 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $350,176 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $421,710 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $306,744 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $291,239 | $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.