821 GRAND AVENUE PKWY 400 78660
| Owner | JAMAGA PROPERTIES LLC |
|---|---|
| Parcel ID | 0278301013 |
| Short ID | 812581 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,231 SF |
| Land SF | 5,526 SF |
| Acres | 0.127 |
| Year Built | 2006 |
| Legal | UNT 400 PARKWAY PROFESSIONAL CONDOMINIUMS AMENDED PLUS 6.82 % INT IN COM AREA |
| Neighborhood | 23NE03 |
| Land | $22,103 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $22,103 |
| Improvement | $354,846 |
|---|---|
| Total Improvement | $354,846 |
| Market | $376,949 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $376,949 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $376,949 |
| Taxable Value | $376,949 |
|---|
Appreciation: Market value has risen +146.0% from $153,252 (2021) to $376,949 (2025), a CAGR of 25.2% over 4 years. This is strong appreciation — well above typical inflation. 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 outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.2285% in 2025 (+0.0325% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $8,400. Pflugerville ISD is the largest single contributor, at 49.7% 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 6% of market value ($22,103 land vs $354,846 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~20 yrs), and rent roll drive the underwriting.
Submarket Position: At $376,949, 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 +25.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,161,123 by 2030, with an estimated annual tax burden around $11,974. 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 | 1,231 SF | ✓ |
Market value changed by 781% 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% | $4,172.45 | $4,172.45 | Paid |
| CPF City of Pflugerville | 0.4863% | 0.4813% | 0.5362% | 0.5428% | 0.5350% | -0.0078% | $2,016.68 | $2,016.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,416.74 | $1,416.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $444.89 | $444.89 | Paid |
| E02 Travis County ESD # 02 | 0.0900% | 0.0800% | 0.0773% | 0.0939% | 0.0928% | -0.0011% | $349.68 | $349.68 | Paid |
| Combined Rate | 2.4335% | 2.2428% | 2.1280% | 2.1960% | 2.2285% | +0.0325% | $8,400.44 | $8,400.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,321,148 | $376,949 | +781.1% |
| Assessed Value | $452,339 | $376,949 | +20.0% |
| Land Value | $178,440 | $22,103 | +707.3% |
| Improvement Value | $3,142,708 | $354,846 | +785.7% |
| Taxable Value | $452,339 | $376,949 | +20.0% |
| HS Cap Loss | -$2,868,809 | — | |
| Total Tax 2026 = estimate |
~$10,081
Estimated
|
~$8,400
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,321,148 | $3,321,148 | +0 (+0.0%) |
| Taxable Value | $452,339 | $452,339 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,321,148 | $178,440 | $3,142,708 | −$2,868,809 | $452,339 | $452,339 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $376,949 | $22,103 | $354,846 | — | $376,949 | $376,949 | ~$8,400 | Partial |
| 2024 | $354,848 | — | — | −$332,745 | $22,103 | $— | $9,351 | Verified |
| 2023 | $295,181 | — | — | −$273,078 | $22,103 | $— | $7,551 | Verified |
| 2022 | $233,890 | — | — | −$211,787 | $22,103 | $— | $6,620 | Verified |
| 2021 | $153,252 | — | — | −$131,149 | $22,103 | $— | $5,692 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +781.1% ! | +20.0% | 13.6% | Not available | Partial |
| 2025 | -15.4% | -11.5% | ~100% | Not available | Partial |
| 2024 | +25.6% | +20.0% | 95.5% | 2.1000% | Verified |
| 2023 | +20.2% | +20.2% | ~100% | 2.1300% | Verified |
| 2022 | +12.7% | +12.7% | ~100% | 2.2400% | Verified |
| 2021 | base year | — | ~100% | 3.7100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +43.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +781.1% | +177.3% | +3.0% | +781.1% | 2026 | +6.2% | 2025 |
| Assessment Ratio | 13.6% | 25.2% | — | 100.0% | 2025 | 6.2% | 2024 |
| Effective Tax Rate (2025) | 2.2300% | 2.2300% | — | 2.2300% | 2025 | 2.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,400 | $7,523 | ~$10,455 | $9,351 | 2024 | $5,692 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$472,065 | ~$414,644 | ~2.1773% | ~$9,028 | +25.2% |
| 2027 | ~$591,181 | ~$456,108 | ~2.1261% | ~$9,697 | +56.8% |
| 2028 | ~$740,355 | ~$501,719 | ~2.0748% | ~$10,410 | +96.4% |
| 2029 | ~$927,169 | ~$551,891 | ~2.0236% | ~$11,168 | +146.0% |
| 2030 | ~$1,161,123 | ~$607,080 | ~1.9724% | ~$11,974 | +208.0% |
| 2026 | ~$464,526 | ~$414,644 | ~2.2285% | ~$9,240 | +23.2% |
| 2027 | ~$572,450 | ~$456,108 | ~2.2285% | ~$10,165 | +51.9% |
| 2028 | ~$705,447 | ~$501,719 | ~2.2285% | ~$11,181 | +87.1% |
| 2029 | ~$869,345 | ~$551,891 | ~2.2285% | ~$12,299 | +130.6% |
| 2030 | ~$1,071,320 | ~$607,080 | ~2.2285% | ~$13,529 | +184.2% |
| 2026 | ~$479,604 | ~$414,644 | ~2.1517% | ~$8,922 | +27.2% |
| 2027 | ~$610,215 | ~$456,108 | ~2.0748% | ~$9,463 | +61.9% |
| 2028 | ~$776,395 | ~$501,719 | ~1.9980% | ~$10,024 | +106.0% |
| 2029 | ~$987,832 | ~$551,891 | ~1.9211% | ~$10,602 | +162.1% |
| 2030 | ~$1,256,849 | ~$607,080 | ~1.8443% | ~$11,196 | +233.4% |
In 2025, this property's market value of $376,949 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -73% 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 | $376,949 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $354,848 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $295,181 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $233,890 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $153,252 | $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.