9901 BRODIE LN TX 78748
| Owner | MARIANI SHADY HOLLOW LLC |
|---|---|
| Parcel ID | 0426280413 |
| Short ID | 532854 |
| Type | Real |
| Use Code | 42 Neighborhood Shopping Center |
| Valuation | Income |
| Improvement SF | 19,180 SF |
| Land SF | 197,239 SF |
| Acres | 4.528 |
| Year Built | 2002 |
| Legal | LOT 7 BLK A SANDAHL-BRODIE SUBD SEC 2 AMENDED |
| Neighborhood | 42SOU |
| Land | $2,958,585 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,958,585 |
| Improvement | $5,084,001 |
|---|---|
| Total Improvement | $5,084,001 |
| Market | $8,042,586 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,042,586 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,042,586 |
| Taxable Value | $8,042,586 |
|---|
Appreciation: Market value has fallen -3.8% from $8,363,527 (2021) to $8,042,586 (2025), a CAGR of -1.0% 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 $164,590. 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 37% of market value ($2,958,585 land vs $5,084,001 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~24 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,042,586, 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 -1.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,658,673 by 2030, with an estimated annual tax burden around $144,270. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 154,000 SF | ✗ |
| 1ST | 1st Floor | 19,180 SF | ✓ |
| 491 | SPRINKLER HEADS | 19,180 SF | ✗ |
| 611 | TERRACE | 4,110 SF | ✗ |
| 501 | CANOPY | 1,166 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% | $74,410.01 | $74,410.01 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $42,144.52 | $42,144.52 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $30,227.66 | $30,227.66 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $9,492.10 | $9,492.10 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,316.03 | $8,316.03 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $164,590.32 | $164,590.32 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,213,945 | $8,042,586 | +2.1% |
| Assessed Value | $8,213,945 | $8,042,586 | +2.1% |
| Land Value | $2,958,585 | $2,958,585 | +0.0% |
| Improvement Value | $5,255,360 | $5,084,001 | +3.4% |
| Taxable Value | $8,213,945 | $8,042,586 | +2.1% |
| Total Tax 2026 = estimate |
~$168,097
Estimated
|
~$164,590
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $8,213,945 | $8,213,945 | +0 (+0.0%) |
| Taxable Value | $8,213,945 | $8,213,945 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,213,945 | $2,958,585 | $5,255,360 | — | $8,213,945 | $8,213,945 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,042,586 | $2,958,585 | $5,084,001 | — | $8,042,586 | $8,042,586 | ~$164,590 | Partial |
| 2024 | $7,935,225 | — | — | −$4,976,640 | $2,958,585 | $— | $166,382 | Verified |
| 2023 | $8,121,000 | — | — | −$5,162,415 | $2,958,585 | $— | $143,568 | Verified |
| 2022 | $7,587,637 | — | — | −$5,615,247 | $1,972,390 | $— | $160,384 | Verified |
| 2021 | $8,363,527 | — | — | −$6,391,137 | $1,972,390 | $— | $165,158 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.1% | +2.1% | ~100% | Not available | Partial |
| 2025 | -4.2% | -4.2% | ~100% | Not available | Partial |
| 2024 | +5.8% | +5.8% | ~100% | 1.9800% | Verified |
| 2023 | -2.3% | -2.3% | ~100% | 1.8100% | Verified |
| 2022 | +7.0% | +7.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +6.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +2.1% | -0.2% | -1.4% | +7.0% | 2023 | -9.3% | 2022 |
| Assessment Ratio | 100.0% | 53.9% | — | 100.0% | 2025 | 23.6% | 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 |
$164,590 | $160,016 | ~$152,268 | $166,382 | 2024 | $143,568 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,964,294 | ~$7,964,294 | ~2.0139% | ~$160,396 | -1.0% |
| 2027 | ~$7,886,764 | ~$7,886,764 | ~1.9814% | ~$156,267 | -1.9% |
| 2028 | ~$7,809,989 | ~$7,809,989 | ~1.9488% | ~$152,204 | -2.9% |
| 2029 | ~$7,733,961 | ~$7,733,961 | ~1.9163% | ~$148,205 | -3.8% |
| 2030 | ~$7,658,673 | ~$7,658,673 | ~1.8837% | ~$144,270 | -4.8% |
| 2026 | ~$7,803,442 | ~$7,803,442 | ~2.0465% | ~$159,696 | -3.0% |
| 2027 | ~$7,571,409 | ~$7,571,409 | ~2.0465% | ~$154,948 | -5.9% |
| 2028 | ~$7,346,276 | ~$7,346,276 | ~2.0465% | ~$150,340 | -8.7% |
| 2029 | ~$7,127,836 | ~$7,127,836 | ~2.0465% | ~$145,870 | -11.4% |
| 2030 | ~$6,915,892 | ~$6,915,892 | ~2.0465% | ~$141,533 | -14.0% |
| 2026 | ~$8,125,146 | ~$8,125,146 | ~1.9977% | ~$162,313 | +1.0% |
| 2027 | ~$8,208,553 | ~$8,208,553 | ~1.9488% | ~$159,972 | +2.1% |
| 2028 | ~$8,292,816 | ~$8,292,816 | ~1.9000% | ~$157,565 | +3.1% |
| 2029 | ~$8,377,944 | ~$8,377,944 | ~1.8512% | ~$155,092 | +4.2% |
| 2030 | ~$8,463,946 | ~$8,463,946 | ~1.8024% | ~$152,552 | +5.2% |
In 2025, this property's market value of $8,042,586 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 | $8,042,586 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,935,225 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $8,121,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $7,587,637 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $8,363,527 | $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.