901 LITTLE TEXAS LN TX 78745
| Owner | UPSTREET TRUDYS LLC |
|---|---|
| Parcel ID | 0420050217 |
| Short ID | 447212 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 6,374 SF |
| Land SF | 204,340 SF |
| Acres | 4.691 |
| Year Built | 2005 |
| Legal | LOT 5 BLK B STASSNEY HEIGHTS SOUTH SEC 2 AMENDED PLAT OF LOTS 4&5 BLK B |
| Neighborhood | 32SOU |
| Land | $1,885,036 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,885,036 |
| Improvement | $1,046,767 |
|---|---|
| Total Improvement | $1,046,767 |
| Market | $2,931,803 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,931,803 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,931,803 |
| Taxable Value | $2,931,803 |
|---|
Appreciation: Market value has fallen -6.5% from $3,134,220 (2021) to $2,931,803 (2025), a CAGR of -1.7% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2022), 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 $59,999. 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 64% of market value ($1,885,036 land vs $1,046,767 improvements), about $9/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $2,931,803, 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 -1.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,697,065 by 2030, with an estimated annual tax burden around $50,806. 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.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 70,725 SF | ✗ |
| 491 | SPRINKLER HEADS | 8,140 SF | ✗ |
| 1ST | 1st Floor | 6,374 SF | ✓ |
| 501 | CANOPY | 4,245 SF | ✗ |
| 611 | TERRACE | 3,026 SF | ✗ |
| 511 | DECK | 2,718 SF | ✗ |
| 437 | FENCE MASON LF | 76 SF | ✗ |
| 435 | FENCE IRON LF | 48 SF | ✗ |
| 482 | LIGHT POLES | 7 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% | $27,125.04 | $27,125.04 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $15,363.15 | $15,363.15 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $11,019.03 | $11,019.03 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,460.20 | $3,460.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,031.48 | $3,031.48 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $59,998.90 | $59,998.90 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,931,803 | $2,931,803 | +0.0% |
| Assessed Value | $2,931,803 | $2,931,803 | +0.0% |
| Land Value | $1,885,036 | $1,885,036 | +0.0% |
| Improvement Value | $1,046,767 | $1,046,767 | +0.0% |
| Taxable Value | $2,931,803 | $2,931,803 | +0.0% |
| Total Tax 2026 = estimate |
~$59,999
Estimated
|
~$59,999
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,055,345 | $2,931,803 | -123,542 (-4.0%) |
| Taxable Value | $3,055,345 | $2,931,803 | -123,542 (-4.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,931,803 | $1,885,036 | $1,046,767 | — | $2,931,803 | $2,931,803 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,931,803 | $1,885,036 | $1,046,767 | — | $2,931,803 | $2,931,803 | ~$59,999 | Partial |
| 2024 | $2,841,237 | — | — | −$956,201 | $1,885,036 | $— | $58,198 | Verified |
| 2023 | $2,736,127 | — | — | −$851,091 | $1,885,036 | $— | $51,405 | Verified |
| 2022 | $2,748,491 | — | — | −$710,200 | $2,038,291 | $— | $54,036 | Verified |
| 2021 | $3,134,220 | — | — | −$1,095,929 | $2,038,291 | $— | $59,826 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +4.2% | +4.2% | ~100% | Not available | Partial |
| 2025 | -0.2% | -0.2% | ~100% | Not available | Partial |
| 2024 | +3.4% | +3.4% | ~100% | 1.9800% | Verified |
| 2023 | +3.8% | +3.8% | ~100% | 1.8100% | Verified |
| 2022 | -0.4% | -0.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -1.1% | -1.7% | +3.8% | 2024 | -12.3% | 2022 |
| Assessment Ratio | 100.0% | 79.1% | — | 100.0% | 2025 | 65.0% | 2021 |
| 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 |
$59,999 | $56,693 | ~$54,391 | $59,999 | 2025 | $51,405 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,883,275 | ~$2,883,275 | ~2.0139% | ~$58,067 | -1.7% |
| 2027 | ~$2,835,551 | ~$2,835,551 | ~1.9814% | ~$56,183 | -3.3% |
| 2028 | ~$2,788,616 | ~$2,788,616 | ~1.9488% | ~$54,346 | -4.9% |
| 2029 | ~$2,742,459 | ~$2,742,459 | ~1.9163% | ~$52,553 | -6.5% |
| 2030 | ~$2,697,065 | ~$2,697,065 | ~1.8837% | ~$50,806 | -8.0% |
| 2026 | ~$2,824,639 | ~$2,824,639 | ~2.0465% | ~$57,806 | -3.7% |
| 2027 | ~$2,721,393 | ~$2,721,393 | ~2.0465% | ~$55,693 | -7.2% |
| 2028 | ~$2,621,920 | ~$2,621,920 | ~2.0465% | ~$53,657 | -10.6% |
| 2029 | ~$2,526,083 | ~$2,526,083 | ~2.0465% | ~$51,696 | -13.8% |
| 2030 | ~$2,433,749 | ~$2,433,749 | ~2.0465% | ~$49,806 | -17.0% |
| 2026 | ~$2,941,911 | ~$2,941,911 | ~1.9977% | ~$58,769 | +0.3% |
| 2027 | ~$2,952,055 | ~$2,952,055 | ~1.9488% | ~$57,531 | +0.7% |
| 2028 | ~$2,962,233 | ~$2,962,233 | ~1.9000% | ~$56,283 | +1.0% |
| 2029 | ~$2,972,446 | ~$2,972,446 | ~1.8512% | ~$55,026 | +1.4% |
| 2030 | ~$2,982,695 | ~$2,982,695 | ~1.8024% | ~$53,759 | +1.7% |
In 2025, this property's market value of $2,931,803 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +107% 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 | $2,931,803 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,841,237 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,736,127 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,748,491 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $3,134,220 | $517,750 | $1,142,600 | $2,780,453 | ↑ Top 25% | 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.