6506 BLUFF SPRINGS RD TX 78744
| Owner | SOUTHBROOK RAMBEAU LLC |
|---|---|
| Parcel ID | 0423060507 |
| Short ID | 338031 |
| Type | Real |
| Use Code | 42 Neighborhood Shopping Center |
| Valuation | Income |
| Improvement SF | 55,255 SF |
| Land SF | 208,302 SF |
| Acres | 4.782 |
| Year Built | 1993 |
| Legal | LOT 2-4 SOUTH BROOK CENTER 2 SUBD |
| Neighborhood | 42SOU |
| Land | $2,499,624 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,499,624 |
| Improvement | $7,984,273 |
|---|---|
| Total Improvement | $7,984,273 |
| Market | $10,483,897 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,483,897 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,483,897 |
| Taxable Value | $10,483,897 |
|---|
Appreciation: Market value has fallen -8.7% from $11,480,874 (2021) to $10,483,897 (2025), a CAGR of -2.2% 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 $214,551. 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 24% of market value ($2,499,624 land vs $7,984,273 improvements), about $12/SF of land. Most value sits in the improvements, so building condition, age (~33 yrs), and rent roll drive the underwriting.
Submarket Position: At $10,483,897, 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 -2.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,358,527 by 2030, with an estimated annual tax burden around $176,291. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 108,000 SF | ✗ |
| 1ST | 1st Floor | 55,255 SF | ✓ |
| 491 | SPRINKLER HEADS | 55,255 SF | ✗ |
| 611 | TERRACE | 7,756 SF | ✗ |
| 501 | CANOPY | 2,988 SF | ✗ |
| 541 | FENCE COMM LF | 73 SF | ✗ |
| 482 | LIGHT POLES | 4 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% | $96,997.02 | $96,997.02 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $54,937.40 | $54,937.40 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $39,403.20 | $39,403.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $12,373.41 | $12,373.41 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $10,840.35 | $10,840.35 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $214,551.38 | $214,551.38 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,693,823 | $10,483,897 | +2.0% |
| Assessed Value | $10,693,823 | $10,483,897 | +2.0% |
| Land Value | $2,499,624 | $2,499,624 | +0.0% |
| Improvement Value | $8,194,199 | $7,984,273 | +2.6% |
| Taxable Value | $10,693,823 | $10,483,897 | +2.0% |
| Total Tax 2026 = estimate |
~$218,847
Estimated
|
~$214,551
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $10,693,823 | $10,693,823 | +0 (+0.0%) |
| Taxable Value | $10,693,823 | $10,693,823 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $10,693,823 | $2,499,624 | $8,194,199 | — | $10,693,823 | $10,693,823 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,483,897 | $2,499,624 | $7,984,273 | — | $10,483,897 | $10,483,897 | ~$214,551 | Partial |
| 2024 | $10,359,771 | — | — | −$7,860,147 | $2,499,624 | $— | $211,726 | Verified |
| 2023 | $9,983,000 | — | — | −$7,483,376 | $2,499,624 | $— | $187,434 | Verified |
| 2022 | $9,600,000 | — | — | −$7,100,376 | $2,499,624 | $— | $197,157 | Verified |
| 2021 | $11,480,874 | — | — | −$8,981,250 | $2,499,624 | $— | $209,392 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.0% | +2.0% | ~100% | Not available | Partial |
| 2025 | -1.9% | -1.9% | ~100% | Not available | Partial |
| 2024 | +3.1% | +3.1% | ~100% | 1.9800% | Verified |
| 2023 | +3.8% | +3.8% | ~100% | 1.8100% | Verified |
| 2022 | -0.3% | -0.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +4.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.0% | -1.1% | -2.6% | +4.0% | 2023 | -16.4% | 2022 |
| Assessment Ratio | 100.0% | 49.5% | — | 100.0% | 2025 | 21.8% | 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 |
$214,551 | $204,052 | ~$191,101 | $214,551 | 2025 | $187,434 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,248,486 | ~$10,248,486 | ~2.0139% | ~$206,398 | -2.2% |
| 2027 | ~$10,018,360 | ~$10,018,360 | ~1.9814% | ~$198,503 | -4.4% |
| 2028 | ~$9,793,402 | ~$9,793,402 | ~1.9488% | ~$190,858 | -6.6% |
| 2029 | ~$9,573,496 | ~$9,573,496 | ~1.9163% | ~$183,456 | -8.7% |
| 2030 | ~$9,358,527 | ~$9,358,527 | ~1.8837% | ~$176,291 | -10.7% |
| 2026 | ~$10,038,808 | ~$10,038,808 | ~2.0465% | ~$205,443 | -4.2% |
| 2027 | ~$9,612,614 | ~$9,612,614 | ~2.0465% | ~$196,721 | -8.3% |
| 2028 | ~$9,204,515 | ~$9,204,515 | ~2.0465% | ~$188,369 | -12.2% |
| 2029 | ~$8,813,741 | ~$8,813,741 | ~2.0465% | ~$180,372 | -15.9% |
| 2030 | ~$8,439,558 | ~$8,439,558 | ~2.0465% | ~$172,714 | -19.5% |
| 2026 | ~$10,458,164 | ~$10,458,164 | ~1.9977% | ~$208,919 | -0.2% |
| 2027 | ~$10,432,493 | ~$10,432,493 | ~1.9488% | ~$203,313 | -0.5% |
| 2028 | ~$10,406,886 | ~$10,406,886 | ~1.9000% | ~$197,733 | -0.7% |
| 2029 | ~$10,381,341 | ~$10,381,341 | ~1.8512% | ~$192,179 | -1.0% |
| 2030 | ~$10,355,860 | ~$10,355,860 | ~1.8024% | ~$186,651 | -1.2% |
In 2025, this property's market value of $10,483,897 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 7× 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 | $10,483,897 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $10,359,771 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $9,983,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $9,600,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $11,480,874 | $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.