4434 FRONTIER TRL TX 78745
| Owner | KERPSACK STEPHEN J & STEPHANIE |
|---|---|
| Parcel ID | 0408110905 |
| Short ID | 509158 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 11,057 SF |
| Land SF | 38,532 SF |
| Acres | 0.885 |
| Year Built | 2000 |
| Legal | LOT 1 *RESUB OF BLK B FRONTIER VILLAGE SEC 2 |
| Neighborhood | 52SWE |
| Land | $1,926,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,926,600 |
| Improvement | $120,019 |
|---|---|
| Total Improvement | $120,019 |
| Market | $2,046,619 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,046,619 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,046,619 |
| Taxable Value | $2,046,619 |
|---|
Appreciation: Market value has fallen -21.4% from $2,603,100 (2021) to $2,046,619 (2025), a CAGR of -5.8% 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 $41,884. 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 ($1,926,600 land vs $120,019 improvements), about $50/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $2,046,619, 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 -5.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,515,199 by 2030, with an estimated annual tax burden around $28,542. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 11,057 SF | ✓ |
| 551 | PAVED AREA | 4,000 SF | ✗ |
| 327 | STORAGE COMM'L | 2,015 SF | ✓ |
| 501 | CANOPY | 592 SF | ✗ |
| 482 | LIGHT POLES | 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% | $18,935.32 | $18,935.32 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,724.63 | $10,724.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,692.12 | $7,692.12 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,415.48 | $2,415.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,116.20 | $2,116.20 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $41,883.75 | $41,883.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,601,584 | $2,046,619 | -21.7% |
| Assessed Value | $1,601,584 | $2,046,619 | -21.7% |
| Land Value | $1,926,600 | $1,926,600 | +0.0% |
| Improvement Value | — | $120,019 | — |
| Taxable Value | $1,601,584 | $2,046,619 | -21.7% |
| Total Tax 2026 = estimate |
~$32,776
Estimated
|
~$41,884
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,179,564 | $1,601,584 | -577,980 (-26.5%) |
| Taxable Value | $2,179,564 | $1,601,584 | -577,980 (-26.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,601,584 | $1,926,600 | — | — | $1,601,584 | $1,601,584 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,046,619 | $1,926,600 | $120,019 | — | $2,046,619 | $2,046,619 | ~$41,884 | Partial |
| 2024 | $2,299,556 | — | — | −$372,956 | $1,926,600 | $— | $41,201 | Verified |
| 2023 | $2,811,900 | — | — | −$885,300 | $1,926,600 | $— | $41,605 | Verified |
| 2022 | $2,565,117 | — | — | −$1,216,497 | $1,348,620 | $— | $55,533 | Verified |
| 2021 | $2,603,100 | — | — | −$1,254,480 | $1,348,620 | $— | $55,834 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +6.5% | +6.5% | ~100% | Not available | Partial |
| 2025 | -1.6% | -1.6% | ~100% | Not available | Partial |
| 2024 | -9.6% | -9.6% | ~100% | 1.9800% | Verified |
| 2023 | -18.2% | -18.2% | ~100% | 1.8100% | Verified |
| 2022 | +9.6% | +9.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -20.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -21.7% | -8.6% | -0.6% | +9.6% | 2023 | -21.7% | 2026 |
| Assessment Ratio | 100.0% | 76.1% | — | 100.0% | 2025 | 51.8% | 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 |
$41,884 | $47,211 | ~$33,490 | $55,834 | 2021 | $41,201 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,927,186 | ~$1,927,186 | ~2.0139% | ~$38,812 | -5.8% |
| 2027 | ~$1,814,722 | ~$1,814,722 | ~1.9814% | ~$35,957 | -11.3% |
| 2028 | ~$1,708,821 | ~$1,708,821 | ~1.9488% | ~$33,302 | -16.5% |
| 2029 | ~$1,609,100 | ~$1,609,100 | ~1.9163% | ~$30,835 | -21.4% |
| 2030 | ~$1,515,199 | ~$1,515,199 | ~1.8837% | ~$28,542 | -26.0% |
| 2026 | ~$1,944,288 | ~$1,944,288 | ~2.0465% | ~$39,790 | -5.0% |
| 2027 | ~$1,847,074 | ~$1,847,074 | ~2.0465% | ~$37,800 | -9.7% |
| 2028 | ~$1,754,720 | ~$1,754,720 | ~2.0465% | ~$35,910 | -14.3% |
| 2029 | ~$1,666,984 | ~$1,666,984 | ~2.0465% | ~$34,115 | -18.5% |
| 2030 | ~$1,583,635 | ~$1,583,635 | ~2.0465% | ~$32,409 | -22.6% |
| 2026 | ~$1,968,118 | ~$1,968,118 | ~1.9977% | ~$39,316 | -3.8% |
| 2027 | ~$1,892,628 | ~$1,892,628 | ~1.9488% | ~$36,884 | -7.5% |
| 2028 | ~$1,820,033 | ~$1,820,033 | ~1.9000% | ~$34,581 | -11.1% |
| 2029 | ~$1,750,223 | ~$1,750,223 | ~1.8512% | ~$32,400 | -14.5% |
| 2030 | ~$1,683,091 | ~$1,683,091 | ~1.8024% | ~$30,336 | -17.8% |
In 2025, this property's market value of $2,046,619 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +44% 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 | $2,046,619 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,299,556 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,811,900 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,565,117 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,603,100 | $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.