3004 MONTOPOLIS DR TX 78703
| Owner | CASA VALLARTA LLC |
|---|---|
| Parcel ID | 0314130105 |
| Short ID | 291894 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,379 SF |
| Land SF | 34,587 SF |
| Acres | 0.794 |
| Year Built | 2025 |
| Legal | ABS 24 DELVALLE S ACR 0.7940 |
| Neighborhood | 1SE1 |
| Land | $345,866 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $345,866 |
| Improvement | $727,985 |
|---|---|
| Total Improvement | $727,985 |
| Market | $1,073,851 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,073,851 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,073,851 |
| Taxable Value | $1,073,851 |
|---|
| Total Due | $60,540.10 |
|---|---|
| First Delinquent | 2023 |
| Cause # | GN26004193 |
Appreciation: Market value has risen +210.5% from $345,866 (2021) to $1,073,851 (2025), a CAGR of 32.7% 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 2.0702% in 2025 (+0.0420% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $22,231. Del Valle ISD is the largest single contributor, at 45.8% 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 32% of market value ($345,866 land vs $727,985 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~1 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,073,851, 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 +32.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,425,774 by 2030, with an estimated annual tax burden around $77,969. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
Delinquent Taxes: $60,540.10 in unpaid taxes since 2023. These become a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 4,379 SF | ✓ |
| 611 | TERRACE | 612 SF | ✗ |
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| Del Valle ISD | 0.9969% | 0.9489% | -515 |
| City of Austin | 0.4776% | 0.5240% | +498 |
| Travis County | 0.3444% | 0.3758% | +337 |
| Travis Central Health | 0.1080% | 0.1180% | +108 |
| Austin Community College | 0.1013% | 0.1034% | +23 |
Market value changed by 147% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
This parcel has unpaid taxes on record. Delinquent taxes are a lien on the property and transfer to the buyer at closing unless negotiated otherwise.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IDV Del Valle ISD | 1.2020% | 1.1846% | 1.0028% | 0.9969% | 0.9489% | -0.0480% | $10,189.77 | $— | $10,189.77 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,627.16 | $— | $5,627.16 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,036.02 | $— | $4,036.02 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,267.39 | $— | $1,267.39 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,110.36 | $— | $1,110.36 |
| Combined Rate | 2.3170% | 2.1629% | 1.9525% | 2.0282% | 2.0702% | +0.0420% | $22,230.70 | $0.00 | $22,230.70 |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,904,574 | $1,073,851 | +77.4% |
| Assessed Value | $1,656,320 | $1,073,851 | +54.2% |
| Land Value | $345,866 | $345,866 | +0.0% |
| Improvement Value | $1,558,708 | $727,985 | +114.1% |
| Taxable Value | $1,656,320 | $1,073,851 | +54.2% |
| HS Cap Loss | -$248,254 | — | |
| Total Tax 2026 = estimate |
~$34,289
Estimated
|
$22,231 | ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,904,574 | $1,904,574 | +0 (+0.0%) |
| Taxable Value | $1,656,320 | $1,656,320 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,904,574 | $345,866 | $1,558,708 | −$248,254 | $1,656,320 | $1,656,320 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,073,851 | $345,866 | $727,985 | — | $1,073,851 | $1,073,851 | $22,231 | Verified |
| 2024 | $— | — | — | — | $345,866 | $— | $17,356 | Verified |
| 2023 | $— | — | — | — | $345,866 | $— | $6,753 | Verified |
| 2022 | $— | — | — | — | $345,866 | $— | $7,481 | Verified |
| 2021 | $345,866 | — | — | — | $345,866 | $— | $8,014 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +77.4% ! | +54.2% | 87.0% | Not available | Partial |
| 2025 | +25.5% | +25.5% | ~100% | 2.0700% | Verified |
| 2024 | +147.4% ! | +147.4% | ~100% | 2.0300% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.9500% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.1600% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +210.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +77.4% | +143.9% | +21.2% | +210.5% | 2025 | +77.4% | 2026 |
| Assessment Ratio | 87.0% | 95.7% | — | 100.0% | 2021 | 87.0% | 2026 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
| Tax Amount | $22,231 | $15,122 | ~$50,316 | $22,231 | 2025 | $8,014 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,425,454 | ~$1,425,454 | ~2.0085% | ~$28,630 | +32.7% |
| 2027 | ~$1,892,178 | ~$1,892,178 | ~1.9468% | ~$36,837 | +76.2% |
| 2028 | ~$2,511,720 | ~$2,511,720 | ~1.8851% | ~$47,348 | +133.9% |
| 2029 | ~$3,334,112 | ~$3,334,112 | ~1.8234% | ~$60,794 | +210.5% |
| 2030 | ~$4,425,774 | ~$4,425,774 | ~1.7617% | ~$77,969 | +312.1% |
| 2026 | ~$1,403,977 | ~$1,403,977 | ~2.0702% | ~$29,065 | +30.7% |
| 2027 | ~$1,835,590 | ~$1,835,590 | ~2.0702% | ~$38,000 | +70.9% |
| 2028 | ~$2,399,891 | ~$2,399,891 | ~2.0702% | ~$49,682 | +123.5% |
| 2029 | ~$3,137,670 | ~$3,137,670 | ~2.0702% | ~$64,956 | +192.2% |
| 2030 | ~$4,102,259 | ~$4,102,259 | ~2.0702% | ~$84,924 | +282.0% |
| 2026 | ~$1,446,931 | ~$1,446,931 | ~1.9776% | ~$28,615 | +34.7% |
| 2027 | ~$1,949,626 | ~$1,949,626 | ~1.8851% | ~$36,752 | +81.6% |
| 2028 | ~$2,626,969 | ~$2,626,969 | ~1.7925% | ~$47,090 | +144.6% |
| 2029 | ~$3,539,637 | ~$3,539,637 | ~1.7000% | ~$60,174 | +229.6% |
| 2030 | ~$4,769,384 | ~$4,769,384 | ~1.6074% | ~$76,665 | +344.1% |
In 2025, this property's market value of $1,073,851 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -24% 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 | $1,073,851 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | — | $661,016 | $1,438,465 | $3,471,171 | — | +0.0% |
| 2023 | — | $667,828 | $1,414,358 | $3,374,900 | — | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $345,866 | $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.