9712 SHALLOWFORD DR TX 78736
| Owner | FP HACIENDA PROPERTIES LLC |
|---|---|
| Parcel ID | 0410600302 |
| Short ID | 315512 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 13,945 SF |
| Land SF | 184,172 SF |
| Acres | 4.228 |
| Year Built | 2025 |
| Legal | LOT 3 CENTEX-LARSON SUBD |
| Neighborhood | 1SW3 |
| Land | $2,154,812 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,154,812 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,950,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,950,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,950,000 |
| Taxable Value | $1,950,000 |
|---|
Appreciation: Market value has risen +134.5% from $831,400 (2021) to $1,950,000 (2025), a CAGR of 23.8% 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 1.5815% in 2025 (+0.0243% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $30,839. Austin ISD is the largest single contributor, at 58.5% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 111% of market value ($2,154,812 land vs $0 improvements), about $12/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,950,000, 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 +23.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,659,986 by 2030, with an estimated annual tax burden around $44,986. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 13,945 SF | ✓ |
| 327 | STORAGE COMM'L | 2,307 SF | ✓ |
| 541 | FENCE COMM LF | 1,800 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 126 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 80 SF | ✗ |
Market value changed by 130% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $18,041.40 | $18,041.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,328.98 | $7,328.98 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,301.45 | $2,301.45 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,016.30 | $2,016.30 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $1,150.50 | $1,150.50 | Paid |
| Combined Rate | 1.7007% | 1.5572% | 1.4034% | 1.5572% | 1.5815% | +0.0243% | $30,838.63 | $30,838.63 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,950,000 | $1,950,000 | +0.0% |
| Assessed Value | $1,950,000 | $1,950,000 | +0.0% |
| Land Value | $2,154,812 | $2,154,812 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $1,950,000 | $1,950,000 | +0.0% |
| Total Tax 2026 = estimate |
~$30,839
Estimated
|
~$30,839
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,281,381 | $1,950,000 | -1,331,381 (-40.6%) |
| Taxable Value | $2,340,000 | $1,950,000 | -390,000 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,950,000 | $2,154,812 | — | — | $1,950,000 | $1,950,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,950,000 | $2,154,812 | — | — | $1,950,000 | $1,950,000 | ~$30,839 | Partial |
| 2024 | $1,841,720 | — | — | — | $1,950,000 ! | $— | $30,366 | Verified |
| 2023 | $1,200,000 | — | — | — | $2,394,236 ! | $— | $25,848 | Verified |
| 2022 | $831,400 | — | — | — | $1,200,000 ! | $— | $18,687 | Verified |
| 2021 | $831,400 | — | — | −$2,626 | $828,774 | $— | $14,139 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +68.3% | +20.0% | 71.3% | Not available | Partial |
| 2025 | -31.7% | -31.7% | ~100% | Not available | Partial |
| 2024 | +17.6% | +17.6% | ~100% | 1.0600% | Verified |
| 2023 | +26.6% | +26.6% | ~100% | 1.0700% | Verified |
| 2022 | +130.5% ! | +130.5% | ~100% | 0.9800% | Verified |
| 2021 | base year | — | ~100% | 1.7000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +134.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +20.7% | +23.8% | +53.5% | 2024 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 124.9% | — | 199.5% | 2023 | 99.7% | 2021 |
| Effective Tax Rate (2025) | 1.5800% | 1.5800% | — | 1.5800% | 2025 | 1.5800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,839 | $23,976 | ~$38,930 | $30,839 | 2025 | $14,139 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,413,186 | ~$2,145,000 | ~1.5517% | ~$33,283 | +23.8% |
| 2027 | ~$2,986,393 | ~$2,359,500 | ~1.5219% | ~$35,908 | +53.1% |
| 2028 | ~$3,695,754 | ~$2,595,450 | ~1.4921% | ~$38,726 | +89.5% |
| 2029 | ~$4,573,611 | ~$2,854,995 | ~1.4623% | ~$41,747 | +134.5% |
| 2030 | ~$5,659,986 | ~$3,140,495 | ~1.4325% | ~$44,986 | +190.3% |
| 2026 | ~$2,374,186 | ~$2,145,000 | ~1.5815% | ~$33,922 | +21.8% |
| 2027 | ~$2,890,645 | ~$2,359,500 | ~1.5815% | ~$37,315 | +48.2% |
| 2028 | ~$3,519,451 | ~$2,595,450 | ~1.5815% | ~$41,046 | +80.5% |
| 2029 | ~$4,285,041 | ~$2,854,995 | ~1.5815% | ~$45,151 | +119.7% |
| 2030 | ~$5,217,171 | ~$3,140,495 | ~1.5815% | ~$49,666 | +167.5% |
| 2026 | ~$2,452,186 | ~$2,145,000 | ~1.5368% | ~$32,964 | +25.8% |
| 2027 | ~$3,083,700 | ~$2,359,500 | ~1.4921% | ~$35,205 | +58.1% |
| 2028 | ~$3,877,849 | ~$2,595,450 | ~1.4474% | ~$37,565 | +98.9% |
| 2029 | ~$4,876,516 | ~$2,854,995 | ~1.4027% | ~$40,046 | +150.1% |
| 2030 | ~$6,132,371 | ~$3,140,495 | ~1.3579% | ~$42,646 | +214.5% |
In 2025, this property's market value of $1,950,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +38% 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 | $1,950,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,841,720 | $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 | $831,400 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $831,400 | $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.