NORTH BLUFF DR TX 78745
| Owner | BHA REAL ESTATE HOLDINGS LLC |
|---|---|
| Parcel ID | 0422050221 |
| Short ID | 447320 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 30,928 SF |
| Land SF | 485,610 SF |
| Acres | 11.148 |
| Year Built | 2016 |
| Legal | ABS 6 SUR 19 CANNON W ACR 11.149 |
| Neighborhood | 80SOU |
| Land | $4,370,490 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,370,490 |
| Improvement | $3,629,510 |
|---|---|
| Total Improvement | $3,629,510 |
| Market | $8,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,000,000 |
| Taxable Value | $8,000,000 |
|---|
Appreciation: Market value has risen +101.1% from $3,978,586 (2021) to $8,000,000 (2025), a CAGR of 19.1% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 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 $163,719. 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 cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 55% of market value ($4,370,490 land vs $3,629,510 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 $8,000,000, 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 +19.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $19,155,414 by 2030, with an estimated annual tax burden around $242,703. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 98,512 SF | ✓ |
| 1ST | 1st Floor | 30,928 SF | ✓ |
| 551 | PAVED AREA | 27,000 SF | ✗ |
| 611 | TERRACE | 1,876 SF | ✗ |
| 501 | CANOPY | 1,460 SF | ✗ |
| 881 | COMMCL FINISHOUT | 1,144 SF | ✓ |
| 482 | LIGHT POLES | 6 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% | $74,016.00 | $74,016.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $41,921.36 | $41,921.36 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $30,067.60 | $30,067.60 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,441.84 | $9,441.84 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,272.00 | $8,272.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $163,718.80 | $163,718.80 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,045,776 | $8,000,000 | -11.9% |
| Assessed Value | $7,045,776 | $8,000,000 | -11.9% |
| Land Value | $3,496,392 | $4,370,490 | -20.0% |
| Improvement Value | $3,549,384 | $3,629,510 | -2.2% |
| Taxable Value | $7,045,776 | $8,000,000 | -11.9% |
| Total Tax 2026 = estimate |
~$144,191
Estimated
|
~$163,719
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,416,606 | $7,045,776 | -370,830 (-5.0%) |
| Taxable Value | $7,416,606 | $7,045,776 | -370,830 (-5.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,045,776 | $3,496,392 | $3,549,384 | — | $7,045,776 | $7,045,776 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,000,000 | $4,370,490 | $3,629,510 | — | $8,000,000 | $8,000,000 | ~$163,719 | Partial |
| 2024 | $7,615,000 | — | — | −$3,244,510 | $4,370,490 | $— | $158,545 | Verified |
| 2023 | $4,500,000 | — | — | −$129,510 | $4,370,490 | $— | $137,774 | Verified |
| 2022 | $4,458,218 | — | — | −$3,328,811 | $1,129,407 | $— | $88,872 | Verified |
| 2021 | $3,978,586 | — | — | −$2,849,179 | $1,129,407 | $— | $97,041 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -7.3% | -7.3% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +5.1% | +5.1% | ~100% | 1.9800% | Verified |
| 2023 | +69.2% | +69.2% | ~100% | 1.8100% | Verified |
| 2022 | +0.9% | +0.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.4400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +79.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -11.9% | +15.1% | +22.3% | +69.2% | 2024 | -11.9% | 2026 |
| Assessment Ratio | 100.0% | 68.0% | — | 100.0% | 2025 | 25.3% | 2022 |
| 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 |
$163,719 | $129,190 | ~$208,738 | $163,719 | 2025 | $88,872 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,526,433 | ~$8,800,000 | ~2.0139% | ~$177,226 | +19.1% |
| 2027 | ~$11,344,115 | ~$9,680,000 | ~1.9814% | ~$191,798 | +41.8% |
| 2028 | ~$13,508,618 | ~$10,648,000 | ~1.9488% | ~$207,512 | +68.9% |
| 2029 | ~$16,086,117 | ~$11,712,800 | ~1.9163% | ~$224,451 | +101.1% |
| 2030 | ~$19,155,414 | ~$12,884,080 | ~1.8837% | ~$242,703 | +139.4% |
| 2026 | ~$9,366,433 | ~$8,800,000 | ~2.0465% | ~$180,091 | +17.1% |
| 2027 | ~$10,966,257 | ~$9,680,000 | ~2.0465% | ~$198,100 | +37.1% |
| 2028 | ~$12,839,339 | ~$10,648,000 | ~2.0465% | ~$217,910 | +60.5% |
| 2029 | ~$15,032,350 | ~$11,712,800 | ~2.0465% | ~$239,701 | +87.9% |
| 2030 | ~$17,599,936 | ~$12,884,080 | ~2.0465% | ~$263,671 | +120.0% |
| 2026 | ~$9,686,433 | ~$8,800,000 | ~1.9977% | ~$175,794 | +21.1% |
| 2027 | ~$11,728,372 | ~$9,680,000 | ~1.9488% | ~$188,648 | +46.6% |
| 2028 | ~$14,200,760 | ~$10,648,000 | ~1.9000% | ~$202,314 | +77.5% |
| 2029 | ~$17,194,338 | ~$11,712,800 | ~1.8512% | ~$216,827 | +114.9% |
| 2030 | ~$20,818,975 | ~$12,884,080 | ~1.8024% | ~$232,219 | +160.2% |
In 2025, this property's market value of $8,000,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $8,000,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,615,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,500,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $4,458,218 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,978,586 | $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.