9925 CIRCLE DR TX 78736
| Owner | JJTW HOLDINGS LLC |
|---|---|
| Parcel ID | 0404580108 |
| Short ID | 306948 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,712 SF |
| Land SF | 27,559 SF |
| Acres | 0.633 |
| Year Built | 1958 |
| Legal | 0.6327 AC OF LOT 4-5 LANGE ADDN |
| Neighborhood | 59SWE |
| Land | $220,472 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $220,472 |
| Improvement | $55,000 |
|---|---|
| Total Improvement | $55,000 |
| Market | $275,472 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $275,472 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $275,472 |
| Taxable Value | $275,472 |
|---|
Appreciation: Market value has risen +2.3% from $269,224 (2021) to $275,472 (2025), a CAGR of 0.6% over 4 years. Growth has been relatively flat for this asset class. 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 1.5815% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $4,357. Austin ISD is the largest single contributor, at 58.5% 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 80% of market value ($220,472 land vs $55,000 improvements), about $8/SF of land. With value concentrated in the land under a ~68-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $275,472, 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 +0.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $283,486 by 2030, with an estimated annual tax burden around $4,061. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,712 SF | ✓ |
| 611 | TERRACE | 198 SF | ✗ |
| 501 | CANOPY | 198 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $2,548.67 | $2,548.67 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,035.35 | $1,035.35 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $325.12 | $325.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $284.84 | $284.84 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $162.53 | $162.53 | Paid |
| Combined Rate | 1.7007% | 1.5572% | 1.4034% | 1.5572% | 1.5815% | +0.0243% | $4,356.51 | $4,356.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $344,506 | $275,472 | +25.1% |
| Assessed Value | $330,566 | $275,472 | +20.0% |
| Land Value | $220,472 | $220,472 | +0.0% |
| Improvement Value | $124,034 | $55,000 | +125.5% |
| Taxable Value | $330,566 | $275,472 | +20.0% |
| HS Cap Loss | -$13,940 | — | |
| Total Tax 2026 = estimate |
~$5,228
Estimated
|
~$4,357
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $344,506 | $344,506 | +0 (+0.0%) |
| Taxable Value | $330,566 | $330,566 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $344,506 | $220,472 | $124,034 | −$13,940 | $330,566 | $330,566 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $275,472 | $220,472 | $55,000 | — | $275,472 | $275,472 | ~$4,357 | Partial |
| 2024 | $265,989 | — | — | −$45,517 | $220,472 | $— | $4,213 | Verified |
| 2023 | $277,087 | — | — | −$56,615 | $220,472 | $— | $3,733 | Verified |
| 2022 | $264,506 | — | — | −$44,034 | $220,472 | $— | $4,315 | Verified |
| 2021 | $269,224 | — | — | −$48,752 | $220,472 | $— | $4,498 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.1% | +20.0% | 96.0% | Not available | Partial |
| 2025 | +1.8% | +1.8% | ~100% | Not available | Partial |
| 2024 | +1.7% | +1.7% | ~100% | 1.5600% | Verified |
| 2023 | -4.0% | -4.0% | ~100% | 1.4000% | Verified |
| 2022 | +4.8% | +4.8% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.6700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +25.1% | +5.5% | -3.5% | +25.1% | 2026 | -4.0% | 2024 |
| Assessment Ratio | 96.0% | 87.3% | — | 100.0% | 2025 | 79.6% | 2023 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,357 | $4,223 | ~$4,181 | $4,498 | 2021 | $3,733 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$277,057 | ~$277,057 | ~1.5517% | ~$4,299 | +0.6% |
| 2027 | ~$278,650 | ~$278,650 | ~1.5219% | ~$4,241 | +1.2% |
| 2028 | ~$280,253 | ~$280,253 | ~1.4921% | ~$4,182 | +1.7% |
| 2029 | ~$281,865 | ~$281,865 | ~1.4623% | ~$4,122 | +2.3% |
| 2030 | ~$283,486 | ~$283,486 | ~1.4325% | ~$4,061 | +2.9% |
| 2026 | ~$271,547 | ~$271,547 | ~1.5815% | ~$4,294 | -1.4% |
| 2027 | ~$267,678 | ~$267,678 | ~1.5815% | ~$4,233 | -2.8% |
| 2028 | ~$263,864 | ~$263,864 | ~1.5815% | ~$4,173 | -4.2% |
| 2029 | ~$260,105 | ~$260,105 | ~1.5815% | ~$4,113 | -5.6% |
| 2030 | ~$256,399 | ~$256,399 | ~1.5815% | ~$4,055 | -6.9% |
| 2026 | ~$282,566 | ~$282,566 | ~1.5368% | ~$4,342 | +2.6% |
| 2027 | ~$289,843 | ~$289,843 | ~1.4921% | ~$4,325 | +5.2% |
| 2028 | ~$297,307 | ~$297,307 | ~1.4474% | ~$4,303 | +7.9% |
| 2029 | ~$304,963 | ~$304,963 | ~1.4027% | ~$4,278 | +10.7% |
| 2030 | ~$312,816 | ~$312,816 | ~1.3579% | ~$4,248 | +13.6% |
In 2025, this property's market value of $275,472 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -81% 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 | $275,472 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $265,989 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $277,087 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $264,506 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $269,224 | $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.