4436 PACKSADDLE PASS TX 78745
| Owner | AUSTIN NATIVE HOLDINGS LLC |
|---|---|
| Parcel ID | 0408111004 |
| Short ID | 509167 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 6,318 SF |
| Land SF | 9,900 SF |
| Acres | 0.227 |
| Year Built | 2020 |
| Legal | LOT 3 FRONTIER VILLAGE SEC 3 |
| Neighborhood | 53SOU |
| Land | $396,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $396,000 |
| Improvement | $3,472,515 |
|---|---|
| Total Improvement | $3,472,515 |
| Market | $3,868,515 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,868,515 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,868,515 |
| Taxable Value | $3,868,515 |
|---|
Appreciation: Market value has risen +271.8% from $1,040,510 (2021) to $3,868,515 (2025), a CAGR of 38.9% 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 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $79,169. 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 10% of market value ($396,000 land vs $3,472,515 improvements), about $40/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,868,515, 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 +38.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $19,971,782 by 2030, with an estimated annual tax burden around $117,362. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,106 SF | ✓ |
| 2ND | 2nd Floor | 2,106 SF | ✓ |
| 3RD | 3rd Floor | 2,106 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% | $35,791.50 | $35,791.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $20,271.68 | $20,271.68 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,539.62 | $14,539.62 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,565.74 | $4,565.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,000.04 | $4,000.04 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $79,168.58 | $79,168.58 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,373,453 | $3,868,515 | -38.6% |
| Assessed Value | $2,373,453 | $3,868,515 | -38.6% |
| Land Value | $396,000 | $396,000 | +0.0% |
| Improvement Value | $1,977,453 | $3,472,515 | -43.1% |
| Taxable Value | $2,373,453 | $3,868,515 | -38.6% |
| Total Tax 2026 = estimate |
~$48,572
Estimated
|
~$79,169
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,728,107 | $2,373,453 | -354,654 (-13.0%) |
| Taxable Value | $2,728,107 | $2,373,453 | -354,654 (-13.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,373,453 | $396,000 | $1,977,453 | — | $2,373,453 | $2,373,453 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,868,515 | $396,000 | $3,472,515 | — | $3,868,515 | $3,868,515 | ~$79,169 | Partial |
| 2024 | $3,868,515 | — | — | −$3,472,515 | $396,000 | $— | $76,667 | Verified |
| 2023 | $2,659,724 | — | — | −$2,263,724 | $396,000 | $— | $69,991 | Verified |
| 2022 | $2,385,975 | — | — | −$1,989,975 | $396,000 | $— | $52,528 | Verified |
| 2021 | $1,040,510 | — | — | −$644,510 | $396,000 | $— | $51,935 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -29.5% | -29.5% | ~100% | Not available | Partial |
| 2025 | -37.4% | -37.4% | ~100% | Not available | Partial |
| 2024 | +59.8% | +59.8% | ~100% | 1.2400% | Verified |
| 2023 | +45.4% | +45.4% | ~100% | 1.8100% | Verified |
| 2022 | +11.5% | +11.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 4.9900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +62.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -38.6% | +29.5% | +56.4% | +129.3% | 2022 | -38.6% | 2026 |
| Assessment Ratio | 100.0% | 46.6% | — | 100.0% | 2025 | 10.2% | 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 |
$79,169 | $66,058 | ~$100,938 | $79,169 | 2025 | $51,935 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,371,787 | ~$4,255,366 | ~2.0139% | ~$85,700 | +38.9% |
| 2027 | ~$7,459,218 | ~$4,680,903 | ~1.9814% | ~$92,747 | +92.8% |
| 2028 | ~$10,357,807 | ~$5,148,993 | ~1.9488% | ~$100,346 | +167.7% |
| 2029 | ~$14,382,763 | ~$5,663,893 | ~1.9163% | ~$108,537 | +271.8% |
| 2030 | ~$19,971,782 | ~$6,230,282 | ~1.8837% | ~$117,362 | +416.3% |
| 2026 | ~$5,294,417 | ~$4,255,366 | ~2.0465% | ~$87,085 | +36.9% |
| 2027 | ~$7,245,894 | ~$4,680,903 | ~2.0465% | ~$95,794 | +87.3% |
| 2028 | ~$9,916,669 | ~$5,148,993 | ~2.0465% | ~$105,373 | +156.3% |
| 2029 | ~$13,571,869 | ~$5,663,893 | ~2.0465% | ~$115,911 | +250.8% |
| 2030 | ~$18,574,345 | ~$6,230,282 | ~2.0465% | ~$127,502 | +380.1% |
| 2026 | ~$5,449,157 | ~$4,255,366 | ~1.9977% | ~$85,008 | +40.9% |
| 2027 | ~$7,675,637 | ~$4,680,903 | ~1.9488% | ~$91,223 | +98.4% |
| 2028 | ~$10,811,837 | ~$5,148,993 | ~1.9000% | ~$97,832 | +179.5% |
| 2029 | ~$15,229,462 | ~$5,663,893 | ~1.8512% | ~$104,850 | +293.7% |
| 2030 | ~$21,452,091 | ~$6,230,282 | ~1.8024% | ~$112,293 | +454.5% |
In 2025, this property's market value of $3,868,515 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +173% 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 | $3,868,515 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,868,515 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,659,724 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,385,975 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,040,510 | $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.