7612 BLUFF SPRINGS RD TX 78744
| Owner | BLUFF SPRINGS FOOD MART INC |
|---|---|
| Parcel ID | 0431080536 |
| Short ID | 513107 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,260 SF |
| Land SF | 39,866 SF |
| Acres | 0.915 |
| Year Built | 1974 |
| Legal | LOT 1A BALLARD AND SONS INC ADDN |
| Neighborhood | 48SEA |
| Land | $199,330 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $199,330 |
| Improvement | $312,664 |
|---|---|
| Total Improvement | $312,664 |
| Market | $511,994 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $511,994 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $511,994 |
| Taxable Value | $511,994 |
|---|
Appreciation: Market value has risen +22.7% from $417,432 (2021) to $511,994 (2025), a CAGR of 5.2% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2023→2024), 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 6 taxing entities is 1.7225% in 2025 (+0.0183% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $8,819. Austin ISD is the largest single contributor, at 53.7% 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 39% of market value ($199,330 land vs $312,664 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~52 yrs), and rent roll drive the underwriting.
Submarket Position: At $511,994, this parcel sits in the bottom quartile (<25th 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 +5.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $660,867 by 2030, with an estimated annual tax burden around $10,448. 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 | 6,000 SF | ✗ |
| 1ST | 1st Floor | 2,260 SF | ✓ |
| 501 | CANOPY | 1,360 SF | ✗ |
| 591 | MASONRY TRIM SF | 600 SF | ✗ |
| 611 | TERRACE | 464 SF | ✗ |
| 435 | FENCE IRON LF | 34 SF | ✗ |
| 541 | FENCE COMM LF | 34 SF | ✗ |
| 482 | LIGHT POLES | 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% | $4,736.97 | $4,736.97 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,924.30 | $1,924.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $604.27 | $604.27 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $529.40 | $529.40 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $511.99 | $511.99 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $511.99 | $511.99 | Paid |
| Combined Rate | 1.8357% | 1.7020% | 1.5634% | 1.7042% | 1.7225% | +0.0183% | $8,818.92 | $8,818.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $530,486 | $511,994 | +3.6% |
| Assessed Value | $530,486 | $511,994 | +3.6% |
| Land Value | $199,330 | $199,330 | +0.0% |
| Improvement Value | $331,156 | $312,664 | +5.9% |
| Taxable Value | $530,486 | $511,994 | +3.6% |
| Total Tax 2026 = estimate |
~$9,137
Estimated
|
~$8,819
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $530,486 | $530,486 | +0 (+0.0%) |
| Taxable Value | $530,486 | $530,486 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $530,486 | $199,330 | $331,156 | — | $530,486 | $530,486 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $511,994 | $199,330 | $312,664 | — | $511,994 | $511,994 | ~$8,819 | Partial |
| 2024 | $520,672 | — | — | −$321,342 | $199,330 | $— | $8,710 | Verified |
| 2023 | $420,301 | — | — | −$220,971 | $199,330 | $— | $8,140 | Verified |
| 2022 | $420,301 | — | — | −$220,971 | $199,330 | $— | $7,154 | Verified |
| 2021 | $417,432 | — | — | −$218,102 | $199,330 | $— | $7,715 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.6% | +3.6% | ~100% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | -1.8% | -1.8% | ~100% | 1.7000% | Verified |
| 2023 | +23.9% | +23.9% | ~100% | 1.5600% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.7000% | Verified |
| 2021 | base year | — | ~100% | 1.8500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +21.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.6% | +5.3% | +4.5% | +23.9% | 2024 | -1.7% | 2025 |
| Assessment Ratio | 100.0% | 63.5% | — | 100.0% | 2025 | 38.3% | 2024 |
| Effective Tax Rate (2025) | 1.7200% | 1.7200% | — | 1.7200% | 2025 | 1.7200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$8,819 | $8,108 | ~$9,780 | $8,819 | 2025 | $7,154 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$538,809 | ~$538,809 | ~1.6942% | ~$9,128 | +5.2% |
| 2027 | ~$567,028 | ~$567,028 | ~1.6659% | ~$9,446 | +10.7% |
| 2028 | ~$596,725 | ~$596,725 | ~1.6376% | ~$9,772 | +16.5% |
| 2029 | ~$627,977 | ~$627,977 | ~1.6093% | ~$10,106 | +22.7% |
| 2030 | ~$660,867 | ~$660,867 | ~1.5810% | ~$10,448 | +29.1% |
| 2026 | ~$528,569 | ~$528,569 | ~1.7225% | ~$9,104 | +3.2% |
| 2027 | ~$545,680 | ~$545,680 | ~1.7225% | ~$9,399 | +6.6% |
| 2028 | ~$563,346 | ~$563,346 | ~1.7225% | ~$9,703 | +10.0% |
| 2029 | ~$581,583 | ~$581,583 | ~1.7225% | ~$10,018 | +13.6% |
| 2030 | ~$600,411 | ~$600,411 | ~1.7225% | ~$10,342 | +17.3% |
| 2026 | ~$549,049 | ~$549,049 | ~1.6800% | ~$9,224 | +7.2% |
| 2027 | ~$588,785 | ~$588,785 | ~1.6376% | ~$9,642 | +15.0% |
| 2028 | ~$631,397 | ~$631,397 | ~1.5951% | ~$10,071 | +23.3% |
| 2029 | ~$677,094 | ~$677,094 | ~1.5527% | ~$10,513 | +32.2% |
| 2030 | ~$726,097 | ~$726,097 | ~1.5102% | ~$10,965 | +41.8% |
In 2025, this property's market value of $511,994 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -64% 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 | $511,994 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $520,672 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $420,301 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $420,301 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $417,432 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.