1714 FORT VIEW RD TX 78704
| Owner | NIKOS PROPERTIES LTD |
|---|---|
| Parcel ID | 0406100235 |
| Short ID | 308147 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 9,269 SF |
| Land SF | 31,378 SF |
| Acres | 0.720 |
| Year Built | 1985 |
| Legal | LOT 2 *LESS W 1.8'AV MCDANIEL STELLA SUBD ACR .329 *OF LOT 47 LOW THEODORE HEIGHTS |
| Neighborhood | 53SCN |
| Land | $1,412,010 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,412,010 |
| Improvement | $727,968 |
|---|---|
| Total Improvement | $727,968 |
| Market | $2,139,978 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,139,978 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,139,978 |
| Taxable Value | $2,139,978 |
|---|
Appreciation: Market value has fallen -9.2% from $2,355,570 (2021) to $2,139,978 (2025), a CAGR of -2.4% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $43,794. 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 66% of market value ($1,412,010 land vs $727,968 improvements), about $45/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,139,978, 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 -2.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,898,021 by 2030, with an estimated annual tax burden around $35,754. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 12,600 SF | ✗ |
| 1ST | 1st Floor | 7,175 SF | ✓ |
| 2ND | 2nd Floor | 2,094 SF | ✓ |
| 041C | GARAGE ATT 1ST COMM | 847 SF | ✓ |
| 487 | PARKING UNDER | 759 SF | ✓ |
| 541 | FENCE COMM LF | 200 SF | ✗ |
| 413 | STAIRWAY EXT | 1 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% | $19,799.08 | $19,799.08 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,213.85 | $11,213.85 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,043.00 | $8,043.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,525.67 | $2,525.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,212.74 | $2,212.74 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $43,794.34 | $43,794.34 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,140,000 | $2,139,978 | +0.0% |
| Assessed Value | $2,140,000 | $2,139,978 | +0.0% |
| Land Value | $1,412,010 | $1,412,010 | +0.0% |
| Improvement Value | $727,990 | $727,968 | +0.0% |
| Taxable Value | $2,140,000 | $2,139,978 | +0.0% |
| Total Tax 2026 = estimate |
~$43,795
Estimated
|
~$43,794
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,215,770 | $2,140,000 | -1,075,770 (-33.5%) |
| Taxable Value | $2,567,974 | $2,140,000 | -427,974 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,140,000 | $1,412,010 | $727,990 | — | $2,140,000 | $2,140,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,139,978 | $1,412,010 | $727,968 | — | $2,139,978 | $2,139,978 | ~$43,794 | Partial |
| 2024 | $2,484,816 | — | — | −$1,072,806 | $1,412,010 | $— | $59,093 | Verified |
| 2023 | $2,300,000 | — | — | −$887,990 | $1,412,010 | $— | $44,956 | Verified |
| 2022 | $2,000,000 | — | — | −$587,990 | $1,412,010 | $— | $45,423 | Verified |
| 2021 | $2,355,570 | — | — | −$943,560 | $1,412,010 | $— | $43,534 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +50.3% | +20.0% | 79.9% | Not available | Partial |
| 2025 | -40.0% | -28.2% | ~100% | Not available | Partial |
| 2024 | +18.0% | -1.3% | 83.6% | 1.6600% | Verified |
| 2023 | +31.4% | +31.4% | ~100% | 1.4900% | Verified |
| 2022 | -4.6% | -4.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -11.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -1.2% | -2.4% | +15.0% | 2023 | -15.1% | 2022 |
| Assessment Ratio | 100.0% | 74.8% | — | 100.0% | 2025 | 56.8% | 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 |
$43,794 | $47,360 | ~$38,861 | $59,093 | 2024 | $43,534 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,089,237 | ~$2,089,237 | ~2.0139% | ~$42,076 | -2.4% |
| 2027 | ~$2,039,698 | ~$2,039,698 | ~1.9814% | ~$40,414 | -4.7% |
| 2028 | ~$1,991,335 | ~$1,991,335 | ~1.9488% | ~$38,808 | -6.9% |
| 2029 | ~$1,944,118 | ~$1,944,118 | ~1.9163% | ~$37,255 | -9.2% |
| 2030 | ~$1,898,021 | ~$1,898,021 | ~1.8837% | ~$35,754 | -11.3% |
| 2026 | ~$2,046,437 | ~$2,046,437 | ~2.0465% | ~$41,880 | -4.4% |
| 2027 | ~$1,956,985 | ~$1,956,985 | ~2.0465% | ~$40,049 | -8.6% |
| 2028 | ~$1,871,443 | ~$1,871,443 | ~2.0465% | ~$38,299 | -12.5% |
| 2029 | ~$1,789,640 | ~$1,789,640 | ~2.0465% | ~$36,625 | -16.4% |
| 2030 | ~$1,711,413 | ~$1,711,413 | ~2.0465% | ~$35,024 | -20.0% |
| 2026 | ~$2,132,036 | ~$2,132,036 | ~1.9977% | ~$42,591 | -0.4% |
| 2027 | ~$2,124,124 | ~$2,124,124 | ~1.9488% | ~$41,396 | -0.7% |
| 2028 | ~$2,116,241 | ~$2,116,241 | ~1.9000% | ~$40,209 | -1.1% |
| 2029 | ~$2,108,387 | ~$2,108,387 | ~1.8512% | ~$39,030 | -1.5% |
| 2030 | ~$2,100,563 | ~$2,100,563 | ~1.8024% | ~$37,860 | -1.8% |
In 2025, this property's market value of $2,139,978 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +51% 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 | $2,139,978 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,484,816 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,300,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,000,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,355,570 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.