9811 S INTERSTATE HY 35 4 TX 78744
| Owner | CYPRESS CREEK MONTESSORI |
|---|---|
| Parcel ID | 0434091507 |
| Short ID | 810864 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 5,000 SF |
| Land SF | 19,370 SF |
| Acres | 0.445 |
| Year Built | 2012 |
| Legal | UNT 4 OAK TERRACE OFFICE CONDOMINIUMS PLUS 19.25 % INT IN COM AREA |
| Neighborhood | 23SE01 |
| Land | $290,551 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $290,551 |
| Improvement | $1,837,069 |
|---|---|
| Total Improvement | $1,837,069 |
| Market | $2,127,620 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,127,620 |
| Value Limitation Adjustment (−) (homestead cap) | −$217,749 |
| Net Appraised (assessed) | $1,909,871 |
| Taxable Value | $1,909,871 |
|---|
Appreciation: Market value has risen +86.2% from $1,142,600 (2021) to $2,127,620 (2025), a CAGR of 16.8% over 4 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 Commercial parcel countywide rose +24.1%, so this parcel has outpaced 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 $39,085. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($1,909,871) is $217,749 below market value, suggesting potential for an upward assessment in future years.
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 14% of market value ($290,551 land vs $1,837,069 improvements), about $15/SF of land. Most value sits in the improvements, so building condition, age (~14 yrs), and rent roll drive the underwriting.
Submarket Position: At $2,127,620, this parcel sits in the upper-middle (50th–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 +16.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,628,006 by 2030, with an estimated annual tax burden around $57,941. 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 | 5,000 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% | $17,670.13 | $17,670.13 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $10,008.05 | $10,008.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7,178.15 | $7,178.15 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,254.09 | $2,254.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,974.81 | $1,974.81 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $39,085.23 | $39,085.23 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,956,894 | $2,127,620 | -8.0% |
| Assessed Value | $1,956,894 | $1,909,871 | +2.5% |
| Land Value | $290,551 | $290,551 | +0.0% |
| Improvement Value | $1,666,343 | $1,837,069 | -9.3% |
| Taxable Value | $1,956,894 | $1,909,871 | +2.5% |
| Total Tax 2026 = estimate |
~$40,048
Estimated
|
~$39,085
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,123,449 | $1,956,894 | -166,555 (-7.8%) |
| Taxable Value | $2,123,449 | $1,956,894 | -166,555 (-7.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,956,894 | $290,551 | $1,666,343 | — | $1,956,894 | $1,956,894 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,127,620 | $290,551 | $1,837,069 | −$217,749 | $1,909,871 | $1,909,871 | ~$39,085 | Partial |
| 2024 | $1,326,299 | — | — | −$1,035,748 | $290,551 | $— | $31,542 | Verified |
| 2023 | $1,269,841 | — | — | −$979,290 | $290,551 | $— | $23,996 | Verified |
| 2022 | $1,153,538 | — | — | −$862,987 | $290,551 | $— | $25,078 | Verified |
| 2021 | $1,142,600 | — | — | −$852,049 | $290,551 | $— | $25,109 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.2% | +11.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +20.0% | 89.8% | Not available | Partial |
| 2024 | +60.4% | +20.0% | 74.8% | 1.4800% | Verified |
| 2023 | +4.4% | +4.4% | ~100% | 1.8100% | Verified |
| 2022 | +10.1% | +10.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +84.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -8.0% | +13.6% | +18.9% | +60.4% | 2025 | -8.0% | 2026 |
| Assessment Ratio | 100.0% | 47.5% | — | 100.0% | 2026 | 21.9% | 2024 |
| Effective Tax Rate (2025) | 1.8400% | 1.8400% | — | 1.8400% | 2025 | 1.8400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$39,085 | $28,962 | ~$49,833 | $39,085 | 2025 | $23,996 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,485,387 | ~$2,100,858 | ~2.0139% | ~$42,310 | +16.8% |
| 2027 | ~$2,903,314 | ~$2,310,944 | ~1.9814% | ~$45,789 | +36.5% |
| 2028 | ~$3,391,517 | ~$2,542,038 | ~1.9488% | ~$49,540 | +59.4% |
| 2029 | ~$3,961,812 | ~$2,796,242 | ~1.9163% | ~$53,584 | +86.2% |
| 2030 | ~$4,628,006 | ~$3,075,866 | ~1.8837% | ~$57,941 | +117.5% |
| 2026 | ~$2,442,835 | ~$2,100,858 | ~2.0465% | ~$42,994 | +14.8% |
| 2027 | ~$2,804,749 | ~$2,310,944 | ~2.0465% | ~$47,293 | +31.8% |
| 2028 | ~$3,220,283 | ~$2,542,038 | ~2.0465% | ~$52,022 | +51.4% |
| 2029 | ~$3,697,380 | ~$2,796,242 | ~2.0465% | ~$57,225 | +73.8% |
| 2030 | ~$4,245,160 | ~$3,075,866 | ~2.0465% | ~$62,947 | +99.5% |
| 2026 | ~$2,527,939 | ~$2,100,858 | ~1.9977% | ~$41,968 | +18.8% |
| 2027 | ~$3,003,580 | ~$2,310,944 | ~1.9488% | ~$45,037 | +41.2% |
| 2028 | ~$3,568,715 | ~$2,542,038 | ~1.9000% | ~$48,299 | +67.7% |
| 2029 | ~$4,240,182 | ~$2,796,242 | ~1.8512% | ~$51,764 | +99.3% |
| 2030 | ~$5,037,987 | ~$3,075,866 | ~1.8024% | ~$55,439 | +136.8% |
In 2025, this property's market value of $2,127,620 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +50% above 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 | $2,127,620 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,326,299 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,269,841 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,153,538 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,142,600 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above 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.