UNT MASTER UNIT 2 HILLS MASTER CONDOMINIUMS PLUS 50.0 % INT IN COM AREA
| Owner | CMG PARTNERSHIP LTD |
|---|---|
| Parcel ID | 0412061303 |
| Short ID | 953007 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 30,764 SF |
| Land SF | 322,409 SF |
| Acres | 7.401 |
| Year Built | 1950 |
| Legal | UNT MASTER UNIT 2 HILLS MASTER CONDOMINIUMS PLUS 50.0 % INT IN COM AREA |
| Neighborhood | SOU |
| Land | $8,060,234 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $8,060,234 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $7,250,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $7,250,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $7,250,000 |
| Taxable Value | $7,250,000 |
|---|
Appreciation: Market value has risen +6.9% from $6,782,384 (2023) to $7,250,000 (2025), a CAGR of 3.4% over 2 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 +0.2%, 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 $148,370. 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 111% of market value ($8,060,234 land vs $0 improvements), about $25/SF of land. With value concentrated in the land under a ~76-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $7,250,000, 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 +3.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,564,994 by 2030, with an estimated annual tax burden around $161,342. 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.
21 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 57,700 SF | ✗ |
| 1ST | 1st Floor | 28,916 SF | ✓ |
| 611 | TERRACE | 6,998 SF | ✗ |
| SO | Sketch Only | 4,334 SF | ✗ |
| 501 | CANOPY | 3,512 SF | ✗ |
| 041C | GARAGE ATT 1ST COMM | 2,326 SF | ✓ |
| 2ND | 2nd Floor | 1,848 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,176 SF | ✗ |
| 581C | STORAGE ATT COMM | 853 SF | ✓ |
| 061C | CARPORT ATT 1ST COMM | 660 SF | ✗ |
| 571C | STORAGE DET COMM | 615 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 553 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 308 SF | ✓ |
| 541 | FENCE COMM LF | 100 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 60 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 121 | WATER/SEWER INF | 1 SF | ✓ |
| 320 | OBS DRIVEWAY | 1 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| 531 | OBS FENCE | 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% | $67,077.00 | $67,077.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $37,991.23 | $37,991.23 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $27,248.76 | $27,248.76 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $8,556.67 | $8,556.67 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $7,496.50 | $7,496.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $148,370.16 | $148,370.16 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,000,000 | $7,250,000 | +10.3% |
| Assessed Value | $8,000,000 | $7,250,000 | +10.3% |
| Land Value | $8,060,234 | $8,060,234 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $8,000,000 | $7,250,000 | +10.3% |
| Total Tax 2026 = estimate |
~$163,719
Estimated
|
~$148,370
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,485,664 | $8,000,000 | -485,664 (-5.7%) |
| Taxable Value | $8,485,664 | $8,000,000 | -485,664 (-5.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,000,000 | $8,060,234 | — | — | $8,000,000 | $8,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $7,250,000 | $8,060,234 | — | — | $7,250,000 | $7,250,000 | ~$148,370 | Partial |
| 2024 | $6,782,384 | — | — | — | — | $— | $151,767 | Verified |
| 2023 | $6,782,384 | — | — | — | — | $— | $122,710 | Verified |
| 2022 | $— | — | — | — | — | $— | $133,947 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.0% | +17.0% | ~100% | Not available | Partial |
| 2025 | -5.3% | -5.3% | ~100% | Not available | Partial |
| 2024 | +12.9% | +12.9% | ~100% | 1.9800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.3% | +5.7% | +1.5% | +10.3% | 2026 | +0.0% | 2024 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2025 | 100.0% | 2025 |
| 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 |
$148,370 | $140,949 | ~$156,152 | $151,767 | 2024 | $122,710 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,495,763 | ~$7,495,763 | ~2.0139% | ~$150,960 | +3.4% |
| 2027 | ~$7,749,856 | ~$7,749,856 | ~1.9814% | ~$153,555 | +6.9% |
| 2028 | ~$8,012,563 | ~$8,012,563 | ~1.9488% | ~$156,152 | +10.5% |
| 2029 | ~$8,284,175 | ~$8,284,175 | ~1.9163% | ~$158,749 | +14.3% |
| 2030 | ~$8,564,994 | ~$8,564,994 | ~1.8837% | ~$161,342 | +18.1% |
| 2026 | ~$7,350,763 | ~$7,350,763 | ~2.0465% | ~$150,432 | +1.4% |
| 2027 | ~$7,452,926 | ~$7,452,926 | ~2.0465% | ~$152,523 | +2.8% |
| 2028 | ~$7,556,508 | ~$7,556,508 | ~2.0465% | ~$154,643 | +4.2% |
| 2029 | ~$7,661,531 | ~$7,661,531 | ~2.0465% | ~$156,792 | +5.7% |
| 2030 | ~$7,768,013 | ~$7,768,013 | ~2.0465% | ~$158,971 | +7.1% |
| 2026 | ~$7,640,763 | ~$7,640,763 | ~1.9977% | ~$152,637 | +5.4% |
| 2027 | ~$8,052,587 | ~$8,052,587 | ~1.9488% | ~$156,932 | +11.1% |
| 2028 | ~$8,486,607 | ~$8,486,607 | ~1.9000% | ~$161,247 | +17.1% |
| 2029 | ~$8,944,021 | ~$8,944,021 | ~1.8512% | ~$165,571 | +23.4% |
| 2030 | ~$9,426,088 | ~$9,426,088 | ~1.8024% | ~$169,893 | +30.0% |
In 2025, this property's market value of $7,250,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $7,250,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $6,782,384 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $6,782,384 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
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.