PITTER PAT LN TX 78736
| Owner | VENTURE WOOD PARTNERS LLC |
|---|---|
| Parcel ID | 0406530303 |
| Short ID | 309575 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 3,364 SF |
| Land SF | 60,332 SF |
| Acres | 1.385 |
| Year Built | 1995 |
| Legal | LOT 31 WESTVIEW ESTATES SEC 2 |
| Neighborhood | 83SWE |
| Land | $180,996 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $180,996 |
| Improvement | $299,054 |
|---|---|
| Total Improvement | $299,054 |
| Market | $480,050 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $480,050 |
| Value Limitation Adjustment (−) (homestead cap) | −$7,860 |
| Net Appraised (assessed) | $472,190 |
| Taxable Value | $472,190 |
|---|
Appreciation: Market value has risen +84.6% from $260,000 (2021) to $480,050 (2025), a CAGR of 16.6% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 1.5815% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $7,468. Austin ISD is the largest single contributor, at 58.5% of the total 2025 levy.
Assessment Gap: Assessed value ($472,190) is $7,860 below market value, suggesting potential for an upward assessment in future years.
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 38% of market value ($180,996 land vs $299,054 improvements), about $3/SF of land. Most value sits in the improvements, so building condition, age (~31 yrs), and rent roll drive the underwriting.
Submarket Position: At $480,050, 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 +16.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,033,184 by 2030, with an estimated annual tax burden around $10,893. 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 | 3,364 SF | ✓ |
| 328 | MEZZ COMM (STG) | 882 SF | ✓ |
| 501 | CANOPY | 840 SF | ✗ |
| 551 | PAVED AREA | 840 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% | $4,368.70 | $4,368.70 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,774.70 | $1,774.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $557.29 | $557.29 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $488.24 | $488.24 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $278.59 | $278.59 | Paid |
| Combined Rate | 1.7007% | 1.5572% | 1.4034% | 1.5572% | 1.5815% | +0.0243% | $7,467.52 | $7,467.52 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $406,316 | $480,050 | -15.4% |
| Assessed Value | $406,316 | $472,190 | -14.0% |
| Land Value | $180,996 | $180,996 | +0.0% |
| Improvement Value | $225,320 | $299,054 | -24.7% |
| Taxable Value | $406,316 | $472,190 | -14.0% |
| Total Tax 2026 = estimate |
~$6,426
Estimated
|
~$7,468
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $406,316 | $406,316 | +0 (+0.0%) |
| Taxable Value | $406,316 | $406,316 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $406,316 | $180,996 | $225,320 | — | $406,316 | $406,316 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $480,050 | $180,996 | $299,054 | −$7,860 | $472,190 | $472,190 | ~$7,468 | Partial |
| 2024 | $393,339 | — | — | −$212,343 | $180,996 | $— | $6,128 | Verified |
| 2023 | $375,990 | — | — | −$194,994 | $180,996 | $— | $5,520 | Verified |
| 2022 | $307,973 | — | — | −$126,977 | $180,996 | $— | $5,855 | Verified |
| 2021 | $260,000 | — | — | −$79,004 | $180,996 | $— | $5,238 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -15.4% | -14.0% | ~100% | Not available | Partial |
| 2025 | +22.0% | +20.0% | 98.4% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.5600% | Verified |
| 2023 | +4.6% | +4.6% | ~100% | 1.4000% | Verified |
| 2022 | +22.1% | +22.1% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 2.0100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +55.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -15.4% | +10.4% | +20.8% | +22.1% | 2023 | -15.4% | 2026 |
| Assessment Ratio | 100.0% | 70.1% | — | 100.0% | 2026 | 46.0% | 2024 |
| Effective Tax Rate (2025) | 1.5600% | 1.5600% | — | 1.5600% | 2025 | 1.5600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$7,468 | $6,042 | ~$9,427 | $7,468 | 2025 | $5,238 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$559,583 | ~$519,409 | ~1.5517% | ~$8,059 | +16.6% |
| 2027 | ~$652,293 | ~$571,350 | ~1.5219% | ~$8,695 | +35.9% |
| 2028 | ~$760,364 | ~$628,485 | ~1.4921% | ~$9,377 | +58.4% |
| 2029 | ~$886,338 | ~$691,333 | ~1.4623% | ~$10,109 | +84.6% |
| 2030 | ~$1,033,184 | ~$760,467 | ~1.4325% | ~$10,893 | +115.2% |
| 2026 | ~$549,982 | ~$519,409 | ~1.5815% | ~$8,214 | +14.6% |
| 2027 | ~$630,102 | ~$571,350 | ~1.5815% | ~$9,036 | +31.3% |
| 2028 | ~$721,894 | ~$628,485 | ~1.5815% | ~$9,939 | +50.4% |
| 2029 | ~$827,057 | ~$691,333 | ~1.5815% | ~$10,933 | +72.3% |
| 2030 | ~$947,540 | ~$760,467 | ~1.5815% | ~$12,027 | +97.4% |
| 2026 | ~$569,184 | ~$519,409 | ~1.5368% | ~$7,982 | +18.6% |
| 2027 | ~$674,869 | ~$571,350 | ~1.4921% | ~$8,525 | +40.6% |
| 2028 | ~$800,177 | ~$628,485 | ~1.4474% | ~$9,096 | +66.7% |
| 2029 | ~$948,751 | ~$691,333 | ~1.4027% | ~$9,697 | +97.6% |
| 2030 | ~$1,124,912 | ~$760,467 | ~1.3579% | ~$10,327 | +134.3% |
In 2025, this property's market value of $480,050 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -66% 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 | $480,050 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $393,339 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $375,990 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $307,973 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $260,000 | $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.