2600 WESTERN TRAILS BLVD TX 78745
| Owner | CUCHIA FAMILY LIVING TRUST |
|---|---|
| Parcel ID | 0410130650 |
| Short ID | 509977 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 9,833 SF |
| Land SF | 23,477 SF |
| Acres | 0.539 |
| Year Built | 1985 |
| Legal | LOT 1 BLK C WESTERN TRAILS MEDICAL CLINICSUBD |
| Neighborhood | 53SOU |
| Land | $469,540 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $469,540 |
| Improvement | $3,160,043 |
|---|---|
| Total Improvement | $3,160,043 |
| Market | $3,629,583 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,629,583 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,629,583 |
| Taxable Value | $3,629,583 |
|---|
Appreciation: Market value has risen +104.9% from $1,771,000 (2021) to $3,629,583 (2025), a CAGR of 19.6% 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 $74,279. 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 13% of market value ($469,540 land vs $3,160,043 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~41 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,629,583, 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 +19.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,900,296 by 2030, with an estimated annual tax burden around $110,114. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 12,150 SF | ✗ |
| 1ST | 1st Floor | 4,916 SF | ✓ |
| 2ND | 2nd Floor | 4,916 SF | ✓ |
| 611 | TERRACE | 1,162 SF | ✗ |
| 505 | BALCONY | 722 SF | ✓ |
| 501 | CANOPY | 393 SF | ✗ |
| SO | Sketch Only | 353 SF | ✗ |
| 413 | STAIRWAY EXT | 2 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% | $33,580.90 | $33,580.90 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,019.63 | $19,019.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,641.61 | $13,641.61 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,283.74 | $4,283.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,752.99 | $3,752.99 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $74,278.87 | $74,278.87 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,517,318 | $3,629,583 | -30.6% |
| Assessed Value | $2,517,318 | $3,629,583 | -30.6% |
| Land Value | $469,540 | $469,540 | +0.0% |
| Improvement Value | $2,047,778 | $3,160,043 | -35.2% |
| Taxable Value | $2,517,318 | $3,629,583 | -30.6% |
| Total Tax 2026 = estimate |
~$51,517
Estimated
|
~$74,279
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,541,393 | $2,517,318 | -24,075 (-0.9%) |
| Taxable Value | $2,541,393 | $2,517,318 | -24,075 (-0.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,517,318 | $469,540 | $2,047,778 | — | $2,517,318 | $2,517,318 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,629,583 | $469,540 | $3,160,043 | — | $3,629,583 | $3,629,583 | ~$74,279 | Partial |
| 2024 | $3,257,169 | — | — | −$2,787,629 | $469,540 | $— | $69,553 | Verified |
| 2023 | $2,307,660 | — | — | −$1,838,120 | $469,540 | $— | $58,930 | Verified |
| 2022 | $2,414,304 | — | — | −$1,944,764 | $469,540 | $— | $45,574 | Verified |
| 2021 | $1,771,000 | — | — | −$1,301,460 | $469,540 | $— | $52,552 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -30.0% | -30.0% | ~100% | Not available | Partial |
| 2025 | +3.4% | +3.4% | ~100% | Not available | Partial |
| 2024 | -1.0% | -1.0% | ~100% | 1.9800% | Verified |
| 2023 | +53.6% | +53.6% | ~100% | 1.6600% | Verified |
| 2022 | -4.4% | -4.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +50.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -30.6% | +10.8% | +30.2% | +41.1% | 2024 | -30.6% | 2026 |
| Assessment Ratio | 100.0% | 46.8% | — | 100.0% | 2025 | 14.4% | 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 |
$74,279 | $60,178 | ~$94,704 | $74,279 | 2025 | $45,574 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,342,764 | ~$3,992,541 | ~2.0139% | ~$80,407 | +19.6% |
| 2027 | ~$5,196,080 | ~$4,391,795 | ~1.9814% | ~$87,018 | +43.2% |
| 2028 | ~$6,217,064 | ~$4,830,975 | ~1.9488% | ~$94,148 | +71.3% |
| 2029 | ~$7,438,663 | ~$5,314,072 | ~1.9163% | ~$101,833 | +104.9% |
| 2030 | ~$8,900,296 | ~$5,845,480 | ~1.8837% | ~$110,114 | +145.2% |
| 2026 | ~$4,270,173 | ~$3,992,541 | ~2.0465% | ~$81,707 | +17.6% |
| 2027 | ~$5,023,821 | ~$4,391,795 | ~2.0465% | ~$89,877 | +38.4% |
| 2028 | ~$5,910,482 | ~$4,830,975 | ~2.0465% | ~$98,865 | +62.8% |
| 2029 | ~$6,953,630 | ~$5,314,072 | ~2.0465% | ~$108,752 | +91.6% |
| 2030 | ~$8,180,886 | ~$5,845,480 | ~2.0465% | ~$119,627 | +125.4% |
| 2026 | ~$4,415,356 | ~$3,992,541 | ~1.9977% | ~$79,757 | +21.6% |
| 2027 | ~$5,371,242 | ~$4,391,795 | ~1.9488% | ~$85,589 | +48.0% |
| 2028 | ~$6,534,069 | ~$4,830,975 | ~1.9000% | ~$91,789 | +80.0% |
| 2029 | ~$7,948,639 | ~$5,314,072 | ~1.8512% | ~$98,374 | +119.0% |
| 2030 | ~$9,669,450 | ~$5,845,480 | ~1.8024% | ~$105,357 | +166.4% |
In 2025, this property's market value of $3,629,583 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +156% 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 | $3,629,583 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,257,169 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,307,660 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,414,304 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,771,000 | $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.