1414 FORT VIEW RD TX 78704
| Owner | COTHRON PARTNERSHIP NO 2 LTD |
|---|---|
| Parcel ID | 0406090123 |
| Short ID | 308003 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 9,966 SF |
| Land SF | 21,522 SF |
| Acres | 0.494 |
| Year Built | 1985 |
| Legal | W 1/2 OF LOT 5 * LESS E TRI BANISTER HEIGHTS |
| Neighborhood | 30CEN |
| Land | $1,829,370 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,829,370 |
| Improvement | $111,442 |
|---|---|
| Total Improvement | $111,442 |
| Market | $1,940,812 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,940,812 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,940,812 |
| Taxable Value | $1,940,812 |
|---|
Appreciation: Market value has risen +85.9% from $1,043,802 (2021) to $1,940,812 (2025), a CAGR of 16.8% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $39,718. Austin ISD is the largest single contributor, at 45.2% 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 94% of market value ($1,829,370 land vs $111,442 improvements), about $85/SF of land. With value concentrated in the land under a ~41-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 $1,940,812, this parcel sits in the upper-middle (50th–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 +16.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,213,957 by 2030, with an estimated annual tax burden around $58,880. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 9,000 SF | ✗ |
| 1ST | 1st Floor | 6,606 SF | ✓ |
| 2ND | 2nd Floor | 3,360 SF | ✓ |
| 093 | HVAC COMMRCL SF | 1,680 SF | ✗ |
| 611 | TERRACE | 722 SF | ✗ |
| 501 | CANOPY | 512 SF | ✗ |
| 327 | STORAGE COMM'L | 65 SF | ✓ |
| 541 | FENCE COMM LF | 54 SF | ✗ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 122% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $17,956.39 | $17,956.39 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,170.18 | $10,170.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,294.44 | $7,294.44 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,290.60 | $2,290.60 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,006.80 | $2,006.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,718.41 | $39,718.41 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,948,717 | $1,940,812 | +0.4% |
| Assessed Value | $1,948,717 | $1,940,812 | +0.4% |
| Land Value | $1,829,370 | $1,829,370 | +0.0% |
| Improvement Value | $119,347 | $111,442 | +7.1% |
| Taxable Value | $1,948,717 | $1,940,812 | +0.4% |
| Total Tax 2026 = estimate |
~$39,880
Estimated
|
~$39,718
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,948,717 | $1,948,717 | +0 (+0.0%) |
| Taxable Value | $1,948,717 | $1,948,717 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,948,717 | $1,829,370 | $119,347 | — | $1,948,717 | $1,948,717 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,940,812 | $1,829,370 | $111,442 | — | $1,940,812 | $1,940,812 | ~$39,718 | Partial |
| 2024 | $2,534,122 | — | — | −$704,752 | $1,829,370 | $— | $38,079 | Verified |
| 2023 | $1,138,999 | — | — | — | $2,152,200 ! | $— | $45,849 | Verified |
| 2022 | $1,046,101 | — | — | −$185,221 | $860,880 | $— | $22,494 | Verified |
| 2021 | $1,043,802 | — | — | −$182,922 | $860,880 | $— | $22,770 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.4% | +0.4% | ~100% | Not available | Partial |
| 2025 | -18.2% | -18.2% | ~100% | Not available | Partial |
| 2024 | -6.4% | -6.4% | ~100% | 1.6100% | Verified |
| 2023 | +122.5% ! | +122.5% | ~100% | 1.8100% | Verified |
| 2022 | +8.9% | +8.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +85.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.4% | +21.7% | +16.7% | +122.5% | 2024 | -23.4% | 2025 |
| Assessment Ratio | 100.0% | 104.3% | — | 189.0% | 2023 | 72.2% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$39,718 | $33,782 | ~$50,640 | $45,849 | 2023 | $22,494 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,266,339 | ~$2,134,893 | ~2.0139% | ~$42,995 | +16.8% |
| 2027 | ~$2,646,465 | ~$2,348,383 | ~1.9814% | ~$46,531 | +36.4% |
| 2028 | ~$3,090,349 | ~$2,583,221 | ~1.9488% | ~$50,343 | +59.2% |
| 2029 | ~$3,608,684 | ~$2,841,543 | ~1.9163% | ~$54,452 | +85.9% |
| 2030 | ~$4,213,957 | ~$3,125,697 | ~1.8837% | ~$58,880 | +117.1% |
| 2026 | ~$2,227,522 | ~$2,134,893 | ~2.0465% | ~$43,690 | +14.8% |
| 2027 | ~$2,556,588 | ~$2,348,383 | ~2.0465% | ~$48,059 | +31.7% |
| 2028 | ~$2,934,265 | ~$2,583,221 | ~2.0465% | ~$52,865 | +51.2% |
| 2029 | ~$3,367,735 | ~$2,841,543 | ~2.0465% | ~$58,152 | +73.5% |
| 2030 | ~$3,865,241 | ~$3,125,697 | ~2.0465% | ~$63,967 | +99.2% |
| 2026 | ~$2,305,155 | ~$2,134,893 | ~1.9977% | ~$42,648 | +18.8% |
| 2027 | ~$2,737,895 | ~$2,348,383 | ~1.9488% | ~$45,766 | +41.1% |
| 2028 | ~$3,251,872 | ~$2,583,221 | ~1.9000% | ~$49,082 | +67.6% |
| 2029 | ~$3,862,336 | ~$2,841,543 | ~1.8512% | ~$52,602 | +99.0% |
| 2030 | ~$4,587,401 | ~$3,125,697 | ~1.8024% | ~$56,337 | +136.4% |
In 2025, this property's market value of $1,940,812 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +37% above 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 | $1,940,812 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,534,122 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,138,999 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,046,101 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,043,802 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below median | 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.