1604 FORT VIEW RD TX 78704
| Owner | COFFMAN GARY |
|---|---|
| Parcel ID | 0406090127 |
| Short ID | 308006 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,516 SF |
| Land SF | 21,790 SF |
| Acres | 0.500 |
| Year Built | 1984 |
| Legal | LOT 8 *E 87.16FT LESS 936SF BANISTER HEIGHTS |
| Neighborhood | 1SC3 |
| Land | $980,550 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $980,550 |
| Improvement | $33,356 |
|---|---|
| Total Improvement | $33,356 |
| Market | $1,013,906 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,013,906 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,013,906 |
| Taxable Value | $1,013,906 |
|---|
Appreciation: Market value has risen +16.3% from $871,601 (2021) to $1,013,906 (2025), a CAGR of 3.9% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $20,749. 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 97% of market value ($980,550 land vs $33,356 improvements), about $45/SF of land. With value concentrated in the land under a ~42-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 $1,013,906, 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 +3.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,224,892 by 2030, with an estimated annual tax burden around $23,074. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,919 SF | ✓ |
| 551 | PAVED AREA | 1,000 SF | ✗ |
| 2ND | 2nd Floor | 597 SF | ✓ |
| 581C | STORAGE ATT COMM | 379 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% | $9,380.66 | $9,380.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,313.04 | $5,313.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,810.72 | $3,810.72 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,196.64 | $1,196.64 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,048.38 | $1,048.38 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,749.44 | $20,749.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $980,551 | $1,013,906 | -3.3% |
| Assessed Value | $980,551 | $1,013,906 | -3.3% |
| Land Value | $980,550 | $980,550 | +0.0% |
| Improvement Value | $1 | $33,356 | -100.0% |
| Taxable Value | $980,551 | $1,013,906 | -3.3% |
| Total Tax 2026 = estimate |
~$20,067
Estimated
|
~$20,749
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,134,847 | $980,551 | -154,296 (-13.6%) |
| Taxable Value | $1,134,847 | $980,551 | -154,296 (-13.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $980,551 | $980,550 | $1 | — | $980,551 | $980,551 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,013,906 | $980,550 | $33,356 | — | $1,013,906 | $1,013,906 | ~$20,749 | Partial |
| 2024 | $980,551 | — | — | −$1 | $980,550 | $— | $20,076 | Verified |
| 2023 | $871,601 | — | — | — | $980,550 ! | $— | $17,741 | Verified |
| 2022 | $871,601 | — | — | −$1 | $871,600 | $— | $17,213 | Verified |
| 2021 | $871,601 | — | — | −$1 | $871,600 | $— | $18,972 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +11.9% | +11.9% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | +3.3% | +3.3% | ~100% | 1.9800% | Verified |
| 2023 | +12.5% | +12.5% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +16.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.3% | +2.5% | +4.6% | +12.5% | 2024 | -3.3% | 2026 |
| Assessment Ratio | 100.0% | 102.1% | — | 112.5% | 2023 | 100.0% | 2021 |
| 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 |
$20,749 | $18,950 | ~$22,136 | $20,749 | 2025 | $17,213 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,052,974 | ~$1,052,974 | ~2.0139% | ~$21,206 | +3.9% |
| 2027 | ~$1,093,548 | ~$1,093,548 | ~1.9814% | ~$21,667 | +7.9% |
| 2028 | ~$1,135,684 | ~$1,135,684 | ~1.9488% | ~$22,133 | +12.0% |
| 2029 | ~$1,179,445 | ~$1,179,445 | ~1.9163% | ~$22,602 | +16.3% |
| 2030 | ~$1,224,892 | ~$1,224,892 | ~1.8837% | ~$23,074 | +20.8% |
| 2026 | ~$1,032,696 | ~$1,032,696 | ~2.0465% | ~$21,134 | +1.9% |
| 2027 | ~$1,051,834 | ~$1,051,834 | ~2.0465% | ~$21,526 | +3.7% |
| 2028 | ~$1,071,327 | ~$1,071,327 | ~2.0465% | ~$21,925 | +5.7% |
| 2029 | ~$1,091,181 | ~$1,091,181 | ~2.0465% | ~$22,331 | +7.6% |
| 2030 | ~$1,111,403 | ~$1,111,403 | ~2.0465% | ~$22,745 | +9.6% |
| 2026 | ~$1,073,252 | ~$1,073,252 | ~1.9977% | ~$21,440 | +5.9% |
| 2027 | ~$1,136,072 | ~$1,136,072 | ~1.9488% | ~$22,140 | +12.0% |
| 2028 | ~$1,202,569 | ~$1,202,569 | ~1.9000% | ~$22,849 | +18.6% |
| 2029 | ~$1,272,958 | ~$1,272,958 | ~1.8512% | ~$23,565 | +25.5% |
| 2030 | ~$1,347,467 | ~$1,347,467 | ~1.8024% | ~$24,286 | +32.9% |
In 2025, this property's market value of $1,013,906 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -28% 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 | $1,013,906 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $980,551 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $871,601 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $871,601 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $871,601 | $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.