4456 FRONTIER TRL AUSTIN, TX 78745
| Owner | FRONTIER TRAIL LLC |
|---|---|
| Parcel ID | 0408110908 |
| Short ID | 509161 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,450 SF |
| Land SF | 11,934 SF |
| Acres | 0.274 |
| Year Built | 1981 |
| Legal | LOT 4 *RESUB LT 2 RESUB OF BLK B FRONTIER VILLAGE SEC 2 |
| Neighborhood | 54SOU |
| Land | $477,360 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $477,360 |
| Improvement | $722,640 |
|---|---|
| Total Improvement | $722,640 |
| Market | $1,200,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,200,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,200,000 |
| Taxable Value | $1,200,000 |
|---|
Appreciation: Market value has risen +13.2% from $1,060,000 (2021) to $1,200,000 (2025), a CAGR of 3.1% 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 $24,558. 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 40% of market value ($477,360 land vs $722,640 improvements), about $40/SF of land. Most value sits in the improvements, so building condition, age (~45 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,200,000, 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 +3.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,401,282 by 2030, with an estimated annual tax burden around $26,397. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 5,280 SF | ✗ |
| 1ST | 1st Floor | 2,450 SF | ✓ |
| 591 | MASONRY TRIM SF | 750 SF | ✗ |
| 501 | CANOPY | 120 SF | ✗ |
| 611 | TERRACE | 120 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% | $11,102.40 | $11,102.40 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,288.20 | $6,288.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,510.14 | $4,510.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,416.28 | $1,416.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,240.80 | $1,240.80 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,557.82 | $24,557.82 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,146,976 | $1,200,000 | -4.4% |
| Assessed Value | $1,146,976 | $1,200,000 | -4.4% |
| Land Value | $477,360 | $477,360 | +0.0% |
| Improvement Value | $669,616 | $722,640 | -7.3% |
| Taxable Value | $1,146,976 | $1,200,000 | -4.4% |
| Total Tax 2026 = estimate |
~$23,473
Estimated
|
~$24,558
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,260,413 | $1,146,976 | -113,437 (-9.0%) |
| Taxable Value | $1,260,413 | $1,146,976 | -113,437 (-9.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,146,976 | $477,360 | $669,616 | — | $1,146,976 | $1,146,976 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,200,000 | $477,360 | $722,640 | — | $1,200,000 | $1,200,000 | ~$24,558 | Partial |
| 2024 | $1,559,218 | — | — | −$1,081,858 | $477,360 | $— | $37,081 | Verified |
| 2023 | $1,200,000 | — | — | −$722,640 | $477,360 | $— | $28,210 | Verified |
| 2022 | $1,325,070 | — | — | −$847,710 | $477,360 | $— | $23,699 | Verified |
| 2021 | $1,060,000 | — | — | −$582,640 | $477,360 | $— | $28,843 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.0% | +5.0% | ~100% | Not available | Partial |
| 2025 | -36.3% | -35.9% | ~100% | Not available | Partial |
| 2024 | +20.9% | +20.0% | 99.3% | 1.9700% | Verified |
| 2023 | +25.3% | +25.3% | ~100% | 1.8100% | Verified |
| 2022 | -8.2% | -8.2% | ~100% | 1.9000% | Verified |
| 2021 | base year | — | ~100% | 2.7200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -11.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.4% | +3.6% | +4.1% | +29.9% | 2024 | -23.0% | 2025 |
| Assessment Ratio | 100.0% | 58.6% | — | 100.0% | 2025 | 30.6% | 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 |
$24,558 | $28,478 | ~$25,664 | $37,081 | 2024 | $23,699 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,237,799 | ~$1,237,799 | ~2.0139% | ~$24,928 | +3.1% |
| 2027 | ~$1,276,788 | ~$1,276,788 | ~1.9814% | ~$25,298 | +6.4% |
| 2028 | ~$1,317,006 | ~$1,317,006 | ~1.9488% | ~$25,666 | +9.8% |
| 2029 | ~$1,358,491 | ~$1,358,491 | ~1.9163% | ~$26,033 | +13.2% |
| 2030 | ~$1,401,282 | ~$1,401,282 | ~1.8837% | ~$26,397 | +16.8% |
| 2026 | ~$1,213,799 | ~$1,213,799 | ~2.0465% | ~$24,840 | +1.1% |
| 2027 | ~$1,227,756 | ~$1,227,756 | ~2.0465% | ~$25,126 | +2.3% |
| 2028 | ~$1,241,875 | ~$1,241,875 | ~2.0465% | ~$25,415 | +3.5% |
| 2029 | ~$1,256,155 | ~$1,256,155 | ~2.0465% | ~$25,707 | +4.7% |
| 2030 | ~$1,270,600 | ~$1,270,600 | ~2.0465% | ~$26,003 | +5.9% |
| 2026 | ~$1,261,799 | ~$1,261,799 | ~1.9977% | ~$25,206 | +5.1% |
| 2027 | ~$1,326,780 | ~$1,326,780 | ~1.9488% | ~$25,857 | +10.6% |
| 2028 | ~$1,395,108 | ~$1,395,108 | ~1.9000% | ~$26,507 | +16.3% |
| 2029 | ~$1,466,955 | ~$1,466,955 | ~1.8512% | ~$27,156 | +22.2% |
| 2030 | ~$1,542,502 | ~$1,542,502 | ~1.8024% | ~$27,802 | +28.5% |
In 2025, this property's market value of $1,200,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -15% 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 | $1,200,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,559,218 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,200,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,325,070 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,060,000 | $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.