4411 PACKSADDLE PASS TX
| Owner | CISNEROS ROY |
|---|---|
| Parcel ID | 0408111102 |
| Short ID | 509192 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 1,323 SF |
| Land SF | 9,450 SF |
| Acres | 0.217 |
| Year Built | 1959 |
| Legal | LOT 2 BLK H WESTERN TRAILS SEC 2 |
| Neighborhood | 53SOU |
| Land | $378,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $378,000 |
| Improvement | $450,843 |
|---|---|
| Total Improvement | $450,843 |
| Market | $828,843 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $828,843 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $828,843 |
| Exemptions (−) (HS) | −$140,903 |
|---|---|
| Taxable Value | $687,940 |
Appreciation: Market value has risen +42.6% from $581,269 (2021) to $828,843 (2025), a CAGR of 9.3% 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 $14,079. Austin ISD is the largest single contributor, at 44.8% 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 46% of market value ($378,000 land vs $450,843 improvements), about $40/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $828,843, 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 +9.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,291,490 by 2030, with an estimated annual tax burden around $24,328. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,323 SF | ✓ |
| 061C | CARPORT ATT 1ST COMM | 342 SF | ✗ |
| 591 | MASONRY TRIM SF | 300 SF | ✗ |
| 581C | STORAGE ATT COMM | 70 SF | ✓ |
| 501 | CANOPY | 42 SF | ✗ |
| 579 | STORAGE DET FV | 1 SF | ✓ |
| 619 | TERRACE FV | 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% | $6,373.18 | $6,373.18 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,604.92 | $3,604.92 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,585.59 | $2,585.59 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $849.74 | $849.74 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $811.93 | $811.93 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $14,225.36 | $14,225.36 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $679,022 | $828,843 | -18.1% |
| Assessed Value | $679,022 | $828,843 | -18.1% |
| Land Value | $378,000 | $378,000 | +0.0% |
| Improvement Value | $301,022 | $450,843 | -33.2% |
| Taxable Value | $563,588 | $687,940 | -18.1% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$11,534
Estimated
|
~$14,225
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $679,022 | $679,022 | +0 (+0.0%) |
| Taxable Value | $563,588 | $563,588 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $679,022 | $378,000 | $301,022 | — | $679,022 | $563,588 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $828,843 | $378,000 | $450,843 | — | $828,843 | $687,940 | ~$14,225 | Partial |
| 2024 | $825,593 | — | — | −$447,593 | $378,000 | $— | $13,713 | Verified |
| 2023 | $677,031 | — | — | −$299,031 | $378,000 | $— | $11,104 | Verified |
| 2022 | $649,297 | — | — | −$271,297 | $378,000 | $— | $11,309 | Verified |
| 2021 | $581,269 | — | — | −$203,269 | $378,000 | $— | $11,536 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -18.1% | -18.1% | ~100% | Not available | Partial |
| 2025 | -26.9% | +3.4% | ~100% | Not available | Partial |
| 2024 | +37.4% | +11.7% | 70.7% | 1.2100% | Verified |
| 2023 | +21.9% | +11.9% | 86.9% | 1.3400% | Verified |
| 2022 | +4.3% | +9.1% | 94.7% | 1.6700% | Verified |
| 2021 | base year | — | 90.6% | 1.9800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -18.1% | +4.0% | +14.1% | +21.9% | 2024 | -18.1% | 2026 |
| Assessment Ratio | 100.0% | 70.8% | — | 100.0% | 2025 | 45.8% | 2024 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$14,225 | $12,377 | ~$21,181 | $14,225 | 2025 | $11,104 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$905,724 | ~$905,724 | ~2.0139% | ~$18,241 | +9.3% |
| 2027 | ~$989,737 | ~$989,737 | ~1.9814% | ~$19,611 | +19.4% |
| 2028 | ~$1,081,543 | ~$1,081,543 | ~1.9488% | ~$21,078 | +30.5% |
| 2029 | ~$1,181,864 | ~$1,181,864 | ~1.9163% | ~$22,648 | +42.6% |
| 2030 | ~$1,291,490 | ~$1,291,490 | ~1.8837% | ~$24,328 | +55.8% |
| 2026 | ~$889,148 | ~$889,148 | ~2.0465% | ~$18,196 | +7.3% |
| 2027 | ~$953,840 | ~$953,840 | ~2.0465% | ~$19,520 | +15.1% |
| 2028 | ~$1,023,239 | ~$1,023,239 | ~2.0465% | ~$20,940 | +23.5% |
| 2029 | ~$1,097,687 | ~$1,097,687 | ~2.0465% | ~$22,464 | +32.4% |
| 2030 | ~$1,177,552 | ~$1,177,552 | ~2.0465% | ~$24,098 | +42.1% |
| 2026 | ~$922,301 | ~$911,727 | ~1.9977% | ~$18,213 | +11.3% |
| 2027 | ~$1,026,298 | ~$1,002,900 | ~1.9488% | ~$19,545 | +23.8% |
| 2028 | ~$1,142,020 | ~$1,103,190 | ~1.9000% | ~$20,961 | +37.8% |
| 2029 | ~$1,270,792 | ~$1,213,509 | ~1.8512% | ~$22,464 | +53.3% |
| 2030 | ~$1,414,083 | ~$1,334,860 | ~1.8024% | ~$24,059 | +70.6% |
In 2025, this property's market value of $828,843 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -42% 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 | $828,843 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $825,593 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $677,031 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $649,297 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $581,269 | $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.