402 CORRAL LN AUSTIN, TX 78745
| Owner | WARRIOR LIMITED LIABILITY COMPANY |
|---|---|
| Parcel ID | 0424070209 |
| Short ID | 512648 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 5,880 SF |
| Land SF | 68,853 SF |
| Acres | 1.581 |
| Year Built | 1963 |
| Legal | LOT 32&33 BLK A CIRCLE S RIDGE SEC 1 |
| Neighborhood | 59SOU |
| Land | $275,414 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $275,414 |
| Improvement | $819,701 |
|---|---|
| Total Improvement | $819,701 |
| Market | $1,095,115 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,095,115 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,095,115 |
| Taxable Value | $1,095,115 |
|---|
Appreciation: Market value has risen +20.7% from $907,344 (2021) to $1,095,115 (2025), a CAGR of 4.8% over 4 years. This represents moderate, steady growth. 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 +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 $22,411. 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 25% of market value ($275,414 land vs $819,701 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~63 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,095,115, 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 +4.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,385,382 by 2030, with an estimated annual tax burden around $26,097. 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.
17 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 5,220 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 4,640 SF | ✗ |
| 551 | PAVED AREA | 4,400 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 1,728 SF | ✓ |
| 571C | STORAGE DET COMM | 1,152 SF | ✓ |
| 2ND | 2nd Floor | 660 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 347 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 318 SF | ✗ |
| 612C | TERRACE UNCOVERD COMM | 300 SF | ✗ |
| 591 | MASONRY TRIM SF | 300 SF | ✗ |
| 611 | TERRACE | 220 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 216 SF | ✗ |
| 437 | FENCE MASON LF | 81 SF | ✗ |
| 541 | FENCE COMM LF | 37 SF | ✗ |
| 613C | TERRACE COVERED COMM | 29 SF | ✗ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| 413 | STAIRWAY EXT | 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% | $10,132.00 | $10,132.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,738.59 | $5,738.59 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,115.93 | $4,115.93 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,292.49 | $1,292.49 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,132.35 | $1,132.35 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $22,411.36 | $22,411.36 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,882,325 | $1,095,115 | +71.9% |
| Assessed Value | $1,314,138 | $1,095,115 | +20.0% |
| Land Value | $275,414 | $275,414 | +0.0% |
| Improvement Value | $1,606,911 | $819,701 | +96.0% |
| Taxable Value | $1,314,138 | $1,095,115 | +20.0% |
| HS Cap Loss | -$568,187 | — | |
| Total Tax 2026 = estimate |
~$26,894
Estimated
|
~$22,411
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,882,325 | $1,882,325 | +0 (+0.0%) |
| Taxable Value | $1,314,138 | $1,314,138 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,882,325 | $275,414 | $1,606,911 | −$568,187 | $1,314,138 | $1,314,138 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,095,115 | $275,414 | $819,701 | — | $1,095,115 | $1,095,115 | ~$22,411 | Partial |
| 2024 | $1,242,000 | — | — | −$966,586 | $275,414 | $— | $29,537 | Verified |
| 2023 | $1,251,551 | — | — | −$976,137 | $275,414 | $— | $22,471 | Verified |
| 2022 | $1,105,752 | — | — | −$830,338 | $275,414 | $— | $24,717 | Verified |
| 2021 | $907,344 | — | — | −$631,930 | $275,414 | $— | $24,069 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +71.9% | +20.0% | 69.8% | Not available | Partial |
| 2025 | -31.2% | -26.5% | ~100% | Not available | Partial |
| 2024 | +13.9% | +6.6% | 93.6% | 1.8600% | Verified |
| 2023 | +11.7% | +11.7% | ~100% | 1.6100% | Verified |
| 2022 | +13.2% | +13.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -1.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +71.9% | +18.9% | -4.0% | +71.9% | 2026 | -11.8% | 2025 |
| Assessment Ratio | 69.8% | 44.9% | — | 100.0% | 2025 | 22.0% | 2023 |
| 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 |
$22,411 | $24,641 | ~$24,591 | $29,537 | 2024 | $22,411 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,147,841 | ~$1,147,841 | ~2.0139% | ~$23,117 | +4.8% |
| 2027 | ~$1,203,105 | ~$1,203,105 | ~1.9814% | ~$23,838 | +9.9% |
| 2028 | ~$1,261,030 | ~$1,261,030 | ~1.9488% | ~$24,575 | +15.2% |
| 2029 | ~$1,321,744 | ~$1,321,744 | ~1.9163% | ~$25,328 | +20.7% |
| 2030 | ~$1,385,382 | ~$1,385,382 | ~1.8837% | ~$26,097 | +26.5% |
| 2026 | ~$1,125,939 | ~$1,125,939 | ~2.0465% | ~$23,042 | +2.8% |
| 2027 | ~$1,157,630 | ~$1,157,630 | ~2.0465% | ~$23,691 | +5.7% |
| 2028 | ~$1,190,213 | ~$1,190,213 | ~2.0465% | ~$24,358 | +8.7% |
| 2029 | ~$1,223,713 | ~$1,223,713 | ~2.0465% | ~$25,043 | +11.7% |
| 2030 | ~$1,258,156 | ~$1,258,156 | ~2.0465% | ~$25,748 | +14.9% |
| 2026 | ~$1,169,743 | ~$1,169,743 | ~1.9977% | ~$23,368 | +6.8% |
| 2027 | ~$1,249,457 | ~$1,249,457 | ~1.9488% | ~$24,350 | +14.1% |
| 2028 | ~$1,334,603 | ~$1,334,603 | ~1.9000% | ~$25,358 | +21.9% |
| 2029 | ~$1,425,551 | ~$1,425,551 | ~1.8512% | ~$26,390 | +30.2% |
| 2030 | ~$1,522,697 | ~$1,522,697 | ~1.8024% | ~$27,445 | +39.0% |
In 2025, this property's market value of $1,095,115 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -23% 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 | $1,095,115 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,242,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,251,551 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,105,752 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $907,344 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.