1823 FORT VIEW RD TX 78704
| Owner | BIAGINI L P & |
|---|---|
| Parcel ID | 0408120302 |
| Short ID | 509273 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 8,252 SF |
| Land SF | 22,172 SF |
| Acres | 0.509 |
| Year Built | 1985 |
| Legal | ABS 8 SUR 20 DECKER I ACR 0.509 |
| Neighborhood | 53SCN |
| Land | $997,742 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $997,742 |
| Improvement | $1,164,113 |
|---|---|
| Total Improvement | $1,164,113 |
| Market | $2,161,855 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,161,855 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,161,855 |
| Exemptions (−) | −$8,844 |
|---|---|
| Taxable Value | $2,153,011 |
Appreciation: Market value has risen +15.6% from $1,870,198 (2021) to $2,161,855 (2025), a CAGR of 3.7% 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 $44,061. 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 46% of market value ($997,742 land vs $1,164,113 improvements), about $45/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,161,855, 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 +3.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,591,196 by 2030, with an estimated annual tax burden around $48,811. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 11,400 SF | ✗ |
| 1ST | 1st Floor | 4,126 SF | ✓ |
| 2ND | 2nd Floor | 4,126 SF | ✓ |
| 411 | SOLAR DEVICES RESIDENTIAL | 8 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 409 | SOLAR/WIND DEVICES COMM | 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% | $19,919.66 | $19,919.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $11,282.14 | $11,282.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $8,091.98 | $8,091.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,541.05 | $2,541.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,226.21 | $2,226.21 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $44,061.04 | $44,061.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,161,855 | $2,161,855 | +0.0% |
| Assessed Value | $2,161,855 | $2,161,855 | +0.0% |
| Land Value | $997,742 | $997,742 | +0.0% |
| Improvement Value | $1,164,113 | $1,164,113 | +0.0% |
| Taxable Value | $2,154,326 | $2,153,011 | +0.1% |
| Exemptions | — | N | |
| Total Tax 2026 = estimate |
~$44,088
Estimated
|
~$44,061
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,503,666 | $2,161,855 | -341,811 (-13.7%) |
| Taxable Value | $2,496,137 | $2,154,326 | -341,811 (-13.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,161,855 | $997,742 | $1,164,113 | — | $2,161,855 | $2,154,326 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,161,855 | $997,742 | $1,164,113 | — | $2,161,855 | $2,153,011 | ~$44,061 | Partial |
| 2024 | $2,202,273 | — | — | −$1,204,531 | $997,742 | $— | $50,547 | Verified |
| 2023 | $1,888,500 | — | — | −$890,758 | $997,742 | $— | $39,645 | Verified |
| 2022 | $1,869,101 | — | — | −$760,499 | $1,108,602 | $— | $37,296 | Verified |
| 2021 | $1,870,198 | — | — | −$761,596 | $1,108,602 | $— | $40,684 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.8% | +15.8% | ~100% | Not available | Partial |
| 2025 | -15.7% | -15.7% | ~100% | Not available | Partial |
| 2024 | +16.5% | +16.5% | ~100% | 1.9700% | Verified |
| 2023 | +16.6% | +16.6% | ~100% | 1.8000% | Verified |
| 2022 | +1.0% | +1.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +15.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +3.1% | +3.7% | +16.6% | 2024 | -1.8% | 2025 |
| Assessment Ratio | 100.0% | 69.5% | — | 100.0% | 2025 | 45.3% | 2024 |
| Effective Tax Rate (2025) | 2.0400% | 2.0400% | — | 2.0400% | 2025 | 2.0400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$44,061 | $42,447 | ~$46,973 | $50,547 | 2024 | $37,296 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,241,616 | ~$2,241,616 | ~2.0139% | ~$45,145 | +3.7% |
| 2027 | ~$2,324,321 | ~$2,324,321 | ~1.9814% | ~$46,054 | +7.5% |
| 2028 | ~$2,410,076 | ~$2,410,076 | ~1.9488% | ~$46,969 | +11.5% |
| 2029 | ~$2,498,996 | ~$2,498,996 | ~1.9163% | ~$47,888 | +15.6% |
| 2030 | ~$2,591,196 | ~$2,591,196 | ~1.8837% | ~$48,811 | +19.9% |
| 2026 | ~$2,198,379 | ~$2,198,379 | ~2.0465% | ~$44,989 | +1.7% |
| 2027 | ~$2,235,521 | ~$2,235,521 | ~2.0465% | ~$45,750 | +3.4% |
| 2028 | ~$2,273,290 | ~$2,273,290 | ~2.0465% | ~$46,523 | +5.2% |
| 2029 | ~$2,311,697 | ~$2,311,697 | ~2.0465% | ~$47,309 | +6.9% |
| 2030 | ~$2,350,753 | ~$2,350,753 | ~2.0465% | ~$48,108 | +8.7% |
| 2026 | ~$2,284,854 | ~$2,284,854 | ~1.9977% | ~$45,644 | +5.7% |
| 2027 | ~$2,414,850 | ~$2,414,850 | ~1.9488% | ~$47,062 | +11.7% |
| 2028 | ~$2,552,243 | ~$2,552,243 | ~1.9000% | ~$48,493 | +18.1% |
| 2029 | ~$2,697,452 | ~$2,697,452 | ~1.8512% | ~$49,935 | +24.8% |
| 2030 | ~$2,850,924 | ~$2,850,924 | ~1.8024% | ~$51,384 | +31.9% |
In 2025, this property's market value of $2,161,855 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +53% 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 | $2,161,855 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,202,273 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,888,500 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,869,101 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,870,198 | $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.