2901 VIA FORTUNA TX 78746
| Owner | TR TERRACE LP |
|---|---|
| Parcel ID | 0401150601 |
| Short ID | 508810 |
| Type | Real |
| Use Code | 50 Office Hi-Rise (≥6 Stories) |
| Valuation | Income |
| Improvement SF | 99,646 SF |
| Land SF | 257,352 SF |
| Acres | 5.908 |
| Year Built | 2002 |
| Legal | LOT 3 BLK B TERRACE SEC 7 THE |
| Neighborhood | 50SWE |
| Land | $5,147,040 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,147,040 |
| Improvement | $48,763,952 |
|---|---|
| Total Improvement | $48,763,952 |
| Market | $53,910,992 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $53,910,992 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $53,910,992 |
| Taxable Value | $53,910,992 |
|---|
Appreciation: Market value has fallen -30.6% from $77,631,984 (2021) to $53,910,992 (2025), a CAGR of -8.7% over 4 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 +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 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $1,053,143. Eanes ISD is the largest single contributor, at 42.6% 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 10% of market value ($5,147,040 land vs $48,763,952 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $53,910,992, 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 -8.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $34,176,149 by 2030, with an estimated annual tax burden around $572,662. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 387 | PARKING GAR UNDR | 250,359 SF | ✓ |
| 491 | SPRINKLER HEADS | 200,491 SF | ✗ |
| 551 | PAVED AREA | 50,965 SF | ✗ |
| 3RD | 3rd Floor | 33,615 SF | ✓ |
| 4TH | 4th Floor | 33,615 SF | ✓ |
| 5TH | 5th Floor | 33,615 SF | ✓ |
| ADDL | Additional Floor | 33,615 SF | ✓ |
| 2ND | 2nd Floor | 33,511 SF | ✓ |
| 1ST | 1st Floor | 32,520 SF | ✓ |
| SO | Sketch Only | 10,450 SF | ✗ |
| 611 | TERRACE | 2,846 SF | ✗ |
| 501 | CANOPY | 1,199 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $418,180.50 | $418,180.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $263,318.54 | $263,318.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $188,862.11 | $188,862.11 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $59,306.56 | $59,306.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $51,958.50 | $51,958.50 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $981,626.21 | $981,626.21 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $51,638,670 | $53,910,992 | -4.2% |
| Assessed Value | $51,638,670 | $53,910,992 | -4.2% |
| Land Value | $5,147,040 | $5,147,040 | +0.0% |
| Improvement Value | $46,491,630 | $48,763,952 | -4.7% |
| Taxable Value | $51,638,670 | $53,910,992 | -4.2% |
| Total Tax 2026 = estimate |
~$1,008,754
Estimated
|
~$981,626
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $51,638,670 | $51,638,670 | +0 (+0.0%) |
| Taxable Value | $51,638,670 | $51,638,670 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $51,638,670 | $5,147,040 | $46,491,630 | — | $51,638,670 | $51,638,670 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $53,910,992 | $5,147,040 | $48,763,952 | — | $53,910,992 | $53,910,992 | ~$981,626 | Partial |
| 2024 | $74,291,791 | — | — | −$69,144,751 | $5,147,040 | $— | $1,065,178 | Verified |
| 2023 | $87,928,946 | — | — | −$82,781,906 | $5,147,040 | $— | $1,302,829 | Verified |
| 2022 | $— | — | — | — | $5,147,040 | $— | $1,658,228 | Verified |
| 2021 | $77,631,984 | — | — | −$72,484,944 | $5,147,040 | $— | $1,644,853 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -4.2% | -4.2% | ~100% | Not available | Partial |
| 2025 | -18.1% | -18.1% | ~100% | Not available | Partial |
| 2024 | -11.4% | -11.4% | ~100% | 1.6200% | Verified |
| 2023 | -15.5% | -15.5% | ~100% | 1.7500% | Verified |
| 2022 | +13.4% | +13.4% | ~100% | 1.8900% | Verified |
| 2021 | base year | — | ~100% | 2.1200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -30.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.2% | -8.4% | -7.9% | +13.3% | 2023 | -27.4% | 2025 |
| Assessment Ratio | 100.0% | 43.9% | — | 100.0% | 2025 | 5.9% | 2023 |
| Effective Tax Rate (2025) | 1.8200% | 1.8200% | — | 1.8200% | 2025 | 1.8200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$981,626 | $1,248,621 | ~$743,056 | $1,644,853 | 2021 | $981,626 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$49,213,753 | ~$49,213,753 | ~1.8979% | ~$934,033 | -8.7% |
| 2027 | ~$44,925,782 | ~$44,925,782 | ~1.8423% | ~$827,685 | -16.7% |
| 2028 | ~$41,011,420 | ~$41,011,420 | ~1.7868% | ~$732,777 | -23.9% |
| 2029 | ~$37,438,114 | ~$37,438,114 | ~1.7312% | ~$648,125 | -30.6% |
| 2030 | ~$34,176,149 | ~$34,176,149 | ~1.6756% | ~$572,662 | -36.6% |
| 2026 | ~$51,215,442 | ~$51,215,442 | ~1.9535% | ~$1,000,486 | -5.0% |
| 2027 | ~$48,654,670 | ~$48,654,670 | ~1.9535% | ~$950,462 | -9.8% |
| 2028 | ~$46,221,937 | ~$46,221,937 | ~1.9535% | ~$902,939 | -14.3% |
| 2029 | ~$43,910,840 | ~$43,910,840 | ~1.9535% | ~$857,792 | -18.5% |
| 2030 | ~$41,715,298 | ~$41,715,298 | ~1.9535% | ~$814,902 | -22.6% |
| 2026 | ~$50,291,973 | ~$50,291,973 | ~1.8701% | ~$940,523 | -6.7% |
| 2027 | ~$46,915,896 | ~$46,915,896 | ~1.7868% | ~$838,277 | -13.0% |
| 2028 | ~$43,766,454 | ~$43,766,454 | ~1.7034% | ~$745,520 | -18.8% |
| 2029 | ~$40,828,433 | ~$40,828,433 | ~1.6200% | ~$661,439 | -24.3% |
| 2030 | ~$38,087,639 | ~$38,087,639 | ~1.5367% | ~$585,287 | -29.4% |
In 2025, this property's market value of $53,910,992 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 38× 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 | $53,910,992 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $74,291,791 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $87,928,946 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $77,631,984 | $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.