9925 BRODIE LN TX 78748
| Owner | MARIANI SHADY HOLLOW LLC |
|---|---|
| Parcel ID | 0426280420 |
| Short ID | 587998 |
| Type | Real |
| Use Code | 42 Neighborhood Shopping Center |
| Valuation | Income |
| Improvement SF | 22,865 SF |
| Land SF | 140,350 SF |
| Acres | 3.222 |
| Year Built | 2002 |
| Legal | LOT 5-A BLK A SANDAHL-BRODIE SUBD SEC 2 RESUB OF AMENDED |
| Neighborhood | 42SOU |
| Land | $2,105,250 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,105,250 |
| Improvement | $7,107,230 |
|---|---|
| Total Improvement | $7,107,230 |
| Market | $9,212,480 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $9,212,480 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $9,212,480 |
| Taxable Value | $9,212,480 |
|---|
Appreciation: Market value has fallen -3.9% from $9,583,127 (2021) to $9,212,480 (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 $188,532. 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 23% of market value ($2,105,250 land vs $7,107,230 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 $9,212,480, 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 $8,769,265 by 2030, with an estimated annual tax burden around $165,190. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 132,000 SF | ✗ |
| 1ST | 1st Floor | 22,865 SF | ✓ |
| 491 | SPRINKLER HEADS | 22,865 SF | ✗ |
| 611 | TERRACE | 9,123 SF | ✗ |
| 501 | CANOPY | 1,350 SF | ✗ |
| 273 | COLDSTG VAULT SM | 493 SF | ✓ |
| 327 | STORAGE COMM'L | 68 SF | ✓ |
| 482 | LIGHT POLES | 3 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% | $85,233.86 | $85,233.86 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $48,274.96 | $48,274.96 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $34,624.65 | $34,624.65 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10,872.85 | $10,872.85 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,525.70 | $9,525.70 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $188,532.02 | $188,532.02 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $9,408,765 | $9,212,480 | +2.1% |
| Assessed Value | $9,408,765 | $9,212,480 | +2.1% |
| Land Value | $2,105,250 | $2,105,250 | +0.0% |
| Improvement Value | $7,303,515 | $7,107,230 | +2.8% |
| Taxable Value | $9,408,765 | $9,212,480 | +2.1% |
| Total Tax 2026 = estimate |
~$192,549
Estimated
|
~$188,532
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,408,765 | $9,408,765 | +0 (+0.0%) |
| Taxable Value | $9,408,765 | $9,408,765 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $9,408,765 | $2,105,250 | $7,303,515 | — | $9,408,765 | $9,408,765 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $9,212,480 | $2,105,250 | $7,107,230 | — | $9,212,480 | $9,212,480 | ~$188,532 | Partial |
| 2024 | $9,323,670 | — | — | −$7,218,420 | $2,105,250 | $— | $190,585 | Verified |
| 2023 | $9,298,000 | — | — | −$7,192,750 | $2,105,250 | $— | $168,688 | Verified |
| 2022 | $8,687,860 | — | — | −$6,582,610 | $2,105,250 | $— | $183,628 | Verified |
| 2021 | $9,583,127 | — | — | −$7,477,877 | $2,105,250 | $— | $189,107 | 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 | +3.1% | +3.1% | ~100% | 1.9800% | Verified |
| 2023 | +0.3% | +0.3% | ~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% | 48.6% | — | 100.0% | 2025 | 22.0% | 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 |
$188,532 | $184,108 | ~$174,377 | $190,585 | 2024 | $168,688 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,122,080 | ~$9,122,080 | ~2.0139% | ~$183,713 | -1.0% |
| 2027 | ~$9,032,567 | ~$9,032,567 | ~1.9814% | ~$178,970 | -2.0% |
| 2028 | ~$8,943,933 | ~$8,943,933 | ~1.9488% | ~$174,303 | -2.9% |
| 2029 | ~$8,856,169 | ~$8,856,169 | ~1.9163% | ~$169,710 | -3.9% |
| 2030 | ~$8,769,265 | ~$8,769,265 | ~1.8837% | ~$165,190 | -4.8% |
| 2026 | ~$8,937,831 | ~$8,937,831 | ~2.0465% | ~$182,911 | -3.0% |
| 2027 | ~$8,671,369 | ~$8,671,369 | ~2.0465% | ~$177,458 | -5.9% |
| 2028 | ~$8,412,852 | ~$8,412,852 | ~2.0465% | ~$172,168 | -8.7% |
| 2029 | ~$8,162,042 | ~$8,162,042 | ~2.0465% | ~$167,035 | -11.4% |
| 2030 | ~$7,918,709 | ~$7,918,709 | ~2.0465% | ~$162,055 | -14.0% |
| 2026 | ~$9,306,330 | ~$9,306,330 | ~1.9977% | ~$185,909 | +1.0% |
| 2027 | ~$9,401,136 | ~$9,401,136 | ~1.9488% | ~$183,213 | +2.0% |
| 2028 | ~$9,496,907 | ~$9,496,907 | ~1.9000% | ~$180,443 | +3.1% |
| 2029 | ~$9,593,655 | ~$9,593,655 | ~1.8512% | ~$177,597 | +4.1% |
| 2030 | ~$9,691,388 | ~$9,691,388 | ~1.8024% | ~$174,675 | +5.2% |
In 2025, this property's market value of $9,212,480 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 | $9,212,480 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $9,323,670 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $9,298,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $8,687,860 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $9,583,127 | $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.