8701 MENCHACA RD 200
| Owner | LA FONTANA LLC |
|---|---|
| Parcel ID | 0426191418 |
| Short ID | 962130 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 3,006 SF |
| Land SF | 16,060 SF |
| Acres | 0.369 |
| Year Built | 2020 |
| Legal | TRIO AT MENCHACA CONDOMINIUMS THE BLD 3 UNT 200 13.3945%INT IN COMMON AREA |
| Neighborhood | SOU |
| Land | $160,601 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $160,601 |
| Improvement | $1,676,795 |
|---|---|
| Total Improvement | $1,676,795 |
| Market | $1,837,396 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,837,396 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,035,029 |
| Net Appraised (assessed) | $802,367 |
| Taxable Value | $802,367 |
|---|
Appreciation: Market value has risen +87.2% from $981,278 (2023) to $1,837,396 (2025), a CAGR of 36.8% over 2 years. This is strong appreciation — well above typical inflation. 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 Land/Vacant parcel countywide rose +18.9%, so this parcel has outpaced the broader land/vacant 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 $16,420. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($802,367) is $1,035,029 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Land / Vacant. 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 9% of market value ($160,601 land vs $1,676,795 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $1,837,396, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant 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 +36.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $8,815,146 by 2030, with an estimated annual tax burden around $24,342. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 3,006 SF | ✓ |
Market value changed by 242% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $7,423.50 | $7,423.50 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $4,204.54 | $4,204.54 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,015.66 | $3,015.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $946.98 | $946.98 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $829.65 | $829.65 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $16,420.33 | $16,420.33 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,063,910 | $1,837,396 | -42.1% |
| Assessed Value | $1,063,910 | $802,367 | +32.6% |
| Land Value | $160,601 | $160,601 | +0.0% |
| Improvement Value | $903,309 | $1,676,795 | -46.1% |
| Taxable Value | $1,063,910 | $802,367 | +32.6% |
| Total Tax 2026 = estimate |
~$21,773
Estimated
|
~$16,420
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,063,910 | $1,063,910 | +0 (+0.0%) |
| Taxable Value | $1,063,910 | $1,063,910 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,063,910 | $160,601 | $903,309 | — | $1,063,910 | $1,063,910 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,837,396 | $160,601 | $1,676,795 | −$1,035,029 | $802,367 | $802,367 | ~$16,420 | Partial |
| 2024 | $668,639 | — | — | — | — | $— | $13,251 | Verified |
| 2023 | $981,278 | — | — | — | — | $— | $12,097 | Verified |
| 2022 | $— | — | — | — | — | $— | $19,379 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -42.1% | +32.6% | ~100% | Not available | Partial |
| 2025 | -19.7% | +0.0% | 43.7% | Not available | Partial |
| 2024 | +242.4% ! | +20.0% | 35.0% | 0.5800% | Verified |
| 2023 | -31.9% | -31.9% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +87.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -42.1% | +33.6% | +56.7% | +174.8% | 2025 | -42.1% | 2026 |
| Assessment Ratio | 100.0% | 71.8% | — | 100.0% | 2026 | 43.7% | 2025 |
| Effective Tax Rate (2025) | 0.8900% | 0.8900% | — | 0.8900% | 2025 | 0.8900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$16,420 | $13,923 | ~$20,936 | $16,420 | 2025 | $12,097 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,514,248 | ~$882,604 | ~2.0139% | ~$17,775 | +36.8% |
| 2027 | ~$3,440,436 | ~$970,864 | ~1.9814% | ~$19,237 | +87.2% |
| 2028 | ~$4,707,809 | ~$1,067,950 | ~1.9488% | ~$20,813 | +156.2% |
| 2029 | ~$6,442,051 | ~$1,174,746 | ~1.9163% | ~$22,512 | +250.6% |
| 2030 | ~$8,815,146 | ~$1,292,220 | ~1.8837% | ~$24,342 | +379.8% |
| 2026 | ~$2,477,500 | ~$882,604 | ~2.0465% | ~$18,062 | +34.8% |
| 2027 | ~$3,340,601 | ~$970,864 | ~2.0465% | ~$19,869 | +81.8% |
| 2028 | ~$4,504,385 | ~$1,067,950 | ~2.0465% | ~$21,855 | +145.2% |
| 2029 | ~$6,073,603 | ~$1,174,746 | ~2.0465% | ~$24,041 | +230.6% |
| 2030 | ~$8,189,499 | ~$1,292,220 | ~2.0465% | ~$26,445 | +345.7% |
| 2026 | ~$2,550,996 | ~$882,604 | ~1.9977% | ~$17,631 | +38.8% |
| 2027 | ~$3,541,741 | ~$970,864 | ~1.9488% | ~$18,921 | +92.8% |
| 2028 | ~$4,917,267 | ~$1,067,950 | ~1.9000% | ~$20,291 | +167.6% |
| 2029 | ~$6,827,014 | ~$1,174,746 | ~1.8512% | ~$21,747 | +271.6% |
| 2030 | ~$9,478,460 | ~$1,292,220 | ~1.8024% | ~$23,291 | +415.9% |
In 2025, this property's market value of $1,837,396 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 22× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant 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 | $1,837,396 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $668,639 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $981,278 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
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.