NORTH BLUFF DR TX 78745
| Owner | BHA REAL ESTATE HOLDINGS LLC |
|---|---|
| Parcel ID | 0422050212 |
| Short ID | 336619 |
| Type | Real |
| Use Code | 83 Service / Repair Garage |
| Valuation | Income |
| Improvement SF | 5,160 SF |
| Land SF | 133,184 SF |
| Acres | 3.057 |
| Year Built | 2006 |
| Legal | ABS 6 SUR 19 CANNON W ACR 3.0575 |
| Neighborhood | 80SOU |
| Land | $1,065,472 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,065,472 |
| Improvement | $230,191 |
|---|---|
| Total Improvement | $230,191 |
| Market | $1,295,663 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,295,663 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,295,663 |
| Taxable Value | $1,295,663 |
|---|
Appreciation: Market value has fallen -14.9% from $1,521,881 (2021) to $1,295,663 (2025), a CAGR of -3.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2024→2025), 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 $26,516. 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 82% of market value ($1,065,472 land vs $230,191 improvements), about $8/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 $1,295,663, this parcel sits in the lower-middle (25th–50th 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 -3.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,059,574 by 2030, with an estimated annual tax burden around $19,960. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 47,745 SF | ✗ |
| 1ST | 1st Floor | 5,160 SF | ✓ |
| 402 | CARWASH SELF-SERVE | 1,080 SF | ✓ |
| 501 | CANOPY | 39 SF | ✗ |
| 482 | LIGHT POLES | 12 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% | $11,987.47 | $11,987.47 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,789.49 | $6,789.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,869.68 | $4,869.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,529.18 | $1,529.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,339.72 | $1,339.72 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $26,515.54 | $26,515.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,568,245 | $1,295,663 | +21.0% |
| Assessed Value | $1,554,796 | $1,295,663 | +20.0% |
| Land Value | $1,065,472 | $1,065,472 | +0.0% |
| Improvement Value | $502,773 | $230,191 | +118.4% |
| Taxable Value | $1,554,796 | $1,295,663 | +20.0% |
| HS Cap Loss | -$13,449 | — | |
| Total Tax 2026 = estimate |
~$31,819
Estimated
|
~$26,516
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,650,784 | $1,568,245 | -82,539 (-5.0%) |
| Taxable Value | $1,554,796 | $1,554,796 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,568,245 | $1,065,472 | $502,773 | −$13,449 | $1,554,796 | $1,554,796 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,295,663 | $1,065,472 | $230,191 | — | $1,295,663 | $1,295,663 | ~$26,516 | Partial |
| 2024 | $1,697,783 | — | — | −$632,311 | $1,065,472 | $— | $31,709 | Verified |
| 2023 | $1,650,000 | — | — | −$584,528 | $1,065,472 | $— | $30,717 | Verified |
| 2022 | $1,527,133 | — | — | −$461,661 | $1,065,472 | $— | $32,586 | Verified |
| 2021 | $1,521,881 | — | — | −$456,409 | $1,065,472 | $— | $33,241 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +27.4% | +20.0% | 94.2% | Not available | Partial |
| 2025 | -19.0% | -19.0% | ~100% | Not available | Partial |
| 2024 | -5.8% | -5.8% | ~100% | 1.9800% | Verified |
| 2023 | +2.9% | +2.9% | ~100% | 1.8100% | Verified |
| 2022 | +8.0% | +8.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -15.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +21.0% | +1.7% | -7.3% | +21.0% | 2026 | -23.7% | 2025 |
| Assessment Ratio | 99.1% | 77.7% | — | 100.0% | 2025 | 62.8% | 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 |
$26,516 | $30,954 | ~$22,446 | $33,241 | 2021 | $26,516 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,244,572 | ~$1,244,572 | ~2.0139% | ~$25,065 | -3.9% |
| 2027 | ~$1,195,495 | ~$1,195,495 | ~1.9814% | ~$23,687 | -7.7% |
| 2028 | ~$1,148,353 | ~$1,148,353 | ~1.9488% | ~$22,380 | -11.4% |
| 2029 | ~$1,103,071 | ~$1,103,071 | ~1.9163% | ~$21,138 | -14.9% |
| 2030 | ~$1,059,574 | ~$1,059,574 | ~1.8837% | ~$19,960 | -18.2% |
| 2026 | ~$1,230,880 | ~$1,230,880 | ~2.0465% | ~$25,190 | -5.0% |
| 2027 | ~$1,169,336 | ~$1,169,336 | ~2.0465% | ~$23,930 | -9.7% |
| 2028 | ~$1,110,869 | ~$1,110,869 | ~2.0465% | ~$22,734 | -14.3% |
| 2029 | ~$1,055,326 | ~$1,055,326 | ~2.0465% | ~$21,597 | -18.5% |
| 2030 | ~$1,002,559 | ~$1,002,559 | ~2.0465% | ~$20,517 | -22.6% |
| 2026 | ~$1,270,485 | ~$1,270,485 | ~1.9977% | ~$25,380 | -1.9% |
| 2027 | ~$1,245,796 | ~$1,245,796 | ~1.9488% | ~$24,279 | -3.8% |
| 2028 | ~$1,221,587 | ~$1,221,587 | ~1.9000% | ~$23,210 | -5.7% |
| 2029 | ~$1,197,848 | ~$1,197,848 | ~1.8512% | ~$22,174 | -7.5% |
| 2030 | ~$1,174,571 | ~$1,174,571 | ~1.8024% | ~$21,170 | -9.3% |
In 2025, this property's market value of $1,295,663 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -9% below 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 | $1,295,663 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,697,783 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,650,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,527,133 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,521,881 | $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.