4801 SOUTHWEST PKWY TX 78735
| Owner | RORASA INC |
|---|---|
| Parcel ID | 0407270236 |
| Short ID | 509146 |
| Type | Real |
| Use Code | 51 Office Large (>35,000 SF) |
| Valuation | Income |
| Improvement SF | 151,702 SF |
| Land SF | 973,739 SF |
| Acres | 22.354 |
| Year Built | 2006 |
| Legal | LOT 1 BLK A OAK HILL TECHNOLOGY PARK SUBD SEC III & LOT 1 BLK A OAK HILL TECHNOLOGY PARK SUBDSEC IV |
| Neighborhood | 51SWE |
| Land | $6,816,173 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,816,173 |
| Improvement | $22,086,154 |
|---|---|
| Total Improvement | $22,086,154 |
| Market | $28,902,327 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $28,902,327 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $28,902,327 |
| Taxable Value | $28,902,327 |
|---|
Appreciation: Market value has fallen -34.8% from $44,323,000 (2021) to $28,902,327 (2025), a CAGR of -10.1% 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 $591,482. 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 24% of market value ($6,816,173 land vs $22,086,154 improvements), about $7/SF of land. Most value sits in the improvements, so building condition, age (~20 yrs), and rent roll drive the underwriting.
Submarket Position: At $28,902,327, this parcel sits in the top quartile (≥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 -10.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $16,936,060 by 2030, with an estimated annual tax burden around $319,032. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 149,928 SF | ✓ |
| 2ND | 2nd Floor | 78,115 SF | ✓ |
| 551 | PAVED AREA | 75,000 SF | ✗ |
| 1ST | 1st Floor | 73,587 SF | ✓ |
| 501 | CANOPY | 5,424 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% | $256,743.00 | $256,743.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $145,414.72 | $145,414.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $104,296.99 | $104,296.99 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $32,751.38 | $32,751.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $28,693.50 | $28,693.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $567,899.59 | $567,899.59 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $28,603,144 | $28,902,327 | -1.0% |
| Assessed Value | $28,603,144 | $28,902,327 | -1.0% |
| Land Value | $6,816,173 | $6,816,173 | +0.0% |
| Improvement Value | $21,786,971 | $22,086,154 | -1.4% |
| Taxable Value | $28,603,144 | $28,902,327 | -1.0% |
| Total Tax 2026 = estimate |
~$585,359
Estimated
|
~$567,900
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $28,603,144 | $28,603,144 | +0 (+0.0%) |
| Taxable Value | $28,603,144 | $28,603,144 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $28,603,144 | $6,816,173 | $21,786,971 | — | $28,603,144 | $28,603,144 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $28,902,327 | $6,816,173 | $22,086,154 | — | $28,902,327 | $28,902,327 | ~$567,900 | Partial |
| 2024 | $32,500,000 | — | — | −$25,683,827 | $6,816,173 | $— | $606,021 | Verified |
| 2023 | $42,900,000 | — | — | −$36,083,827 | $6,816,173 | $— | $589,667 | Verified |
| 2022 | $40,650,000 | — | — | −$33,833,827 | $6,816,173 | $— | $850,293 | Verified |
| 2021 | $44,323,000 | — | — | −$37,506,827 | $6,816,173 | $— | $886,385 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.0% | -1.0% | ~100% | Not available | Partial |
| 2025 | -9.8% | -9.8% | ~100% | Not available | Partial |
| 2024 | -6.3% | -6.3% | ~100% | 1.8900% | Verified |
| 2023 | -25.7% | -25.7% | ~100% | 1.7200% | Verified |
| 2022 | +9.1% | +9.1% | ~100% | 1.8500% | Verified |
| 2021 | base year | — | ~100% | 2.0000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -31.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.0% | -7.8% | -10.0% | +5.5% | 2023 | -24.2% | 2024 |
| Assessment Ratio | 100.0% | 44.9% | — | 100.0% | 2025 | 15.4% | 2021 |
| Effective Tax Rate (2025) | 1.9600% | 1.9600% | — | 1.9600% | 2025 | 1.9600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$567,900 | $700,053 | ~$414,885 | $886,385 | 2021 | $567,900 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$25,972,199 | ~$25,972,199 | ~2.0139% | ~$523,064 | -10.1% |
| 2027 | ~$23,339,129 | ~$23,339,129 | ~1.9814% | ~$462,439 | -19.2% |
| 2028 | ~$20,973,000 | ~$20,973,000 | ~1.9488% | ~$408,730 | -27.4% |
| 2029 | ~$18,846,750 | ~$18,846,750 | ~1.9163% | ~$361,159 | -34.8% |
| 2030 | ~$16,936,060 | ~$16,936,060 | ~1.8837% | ~$319,032 | -41.4% |
| 2026 | ~$27,457,211 | ~$27,457,211 | ~2.0465% | ~$561,908 | -5.0% |
| 2027 | ~$26,084,350 | ~$26,084,350 | ~2.0465% | ~$533,812 | -9.8% |
| 2028 | ~$24,780,133 | ~$24,780,133 | ~2.0465% | ~$507,122 | -14.3% |
| 2029 | ~$23,541,126 | ~$23,541,126 | ~2.0465% | ~$481,766 | -18.5% |
| 2030 | ~$22,364,070 | ~$22,364,070 | ~2.0465% | ~$457,677 | -22.6% |
| 2026 | ~$26,550,246 | ~$26,550,246 | ~1.9977% | ~$530,384 | -8.1% |
| 2027 | ~$24,389,578 | ~$24,389,578 | ~1.9488% | ~$475,314 | -15.6% |
| 2028 | ~$22,404,746 | ~$22,404,746 | ~1.9000% | ~$425,694 | -22.5% |
| 2029 | ~$20,581,440 | ~$20,581,440 | ~1.8512% | ~$381,002 | -28.8% |
| 2030 | ~$18,906,515 | ~$18,906,515 | ~1.8024% | ~$340,766 | -34.6% |
In 2025, this property's market value of $28,902,327 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 20× 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 | $28,902,327 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $32,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $42,900,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $40,650,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $44,323,000 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 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.