9900 S INTERSTATE HY 35 TX 78748
| Owner | ALTO-SOUTHPARK MEADOWS III LP |
|---|---|
| Parcel ID | 0434110106 |
| Short ID | 841084 |
| Type | Real |
| Use Code | 41 Community Shopping Center |
| Valuation | Income |
| Improvement SF | 34,384 SF |
| Land SF | 48,134 SF |
| Acres | 1.105 |
| Year Built | 2007 |
| Legal | LOT 5 BLK A SOUTHPARK MEADOWS RESUB LOT 15-C BLK A |
| Neighborhood | 41SOU |
| Land | $1,203,345 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,203,345 |
| Improvement | $7,307,335 |
|---|---|
| Total Improvement | $7,307,335 |
| Market | $8,510,680 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $8,510,680 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $8,510,680 |
| Taxable Value | $8,510,680 |
|---|
Appreciation: Market value has fallen -28.0% from $11,825,000 (2021) to $8,510,680 (2025), a CAGR of -7.9% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2021→2023), 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 $174,170. 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 14% of market value ($1,203,345 land vs $7,307,335 improvements), about $25/SF of land. Most value sits in the improvements, so building condition, age (~19 yrs), and rent roll drive the underwriting.
Submarket Position: At $8,510,680, 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 -7.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,641,806 by 2030, with an estimated annual tax burden around $106,277. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 34,384 SF | ✓ |
| 491 | SPRINKLER HEADS | 34,384 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% | $78,740.81 | $78,740.81 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $44,597.41 | $44,597.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $31,986.97 | $31,986.97 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10,044.56 | $10,044.56 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8,800.04 | $8,800.04 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $174,169.79 | $174,169.79 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $8,510,680 | $8,510,680 | +0.0% |
| Assessed Value | $8,510,680 | $8,510,680 | +0.0% |
| Land Value | $1,203,345 | $1,203,345 | +0.0% |
| Improvement Value | $7,307,335 | $7,307,335 | +0.0% |
| Taxable Value | $8,510,680 | $8,510,680 | +0.0% |
| Total Tax 2026 = estimate |
~$174,170
Estimated
|
~$174,170
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $9,296,236 | $8,510,680 | -785,556 (-8.5%) |
| Taxable Value | $9,296,236 | $8,510,680 | -785,556 (-8.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $8,510,680 | $1,203,345 | $7,307,335 | — | $8,510,680 | $8,510,680 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $8,510,680 | $1,203,345 | $7,307,335 | — | $8,510,680 | $8,510,680 | ~$174,170 | Partial |
| 2024 | $8,500,090 | — | — | −$7,296,745 | $1,203,345 | $— | $174,907 | Verified |
| 2023 | $8,510,000 | — | — | −$7,306,655 | $1,203,345 | $— | $153,788 | Verified |
| 2022 | $— | — | — | — | $962,676 | $— | $169,207 | Verified |
| 2021 | $11,825,000 | — | — | −$10,862,324 | $962,676 | $— | $199,376 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +9.2% | +9.2% | ~100% | Not available | Partial |
| 2025 | -3.6% | -3.6% | ~100% | Not available | Partial |
| 2024 | +3.8% | +3.8% | ~100% | 1.9800% | Verified |
| 2023 | -12.1% | -12.1% | ~100% | 1.8100% | Verified |
| 2022 | -8.3% | -8.3% | ~100% | 1.7500% | Verified |
| 2021 | base year | — | ~100% | 1.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -19.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -7.0% | -7.9% | +0.1% | 2025 | -28.0% | 2023 |
| Assessment Ratio | 100.0% | 47.3% | — | 100.0% | 2025 | 8.1% | 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 |
$174,170 | $175,560 | ~$130,837 | $199,376 | 2021 | $153,788 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,838,898 | ~$7,838,898 | ~2.0139% | ~$157,870 | -7.9% |
| 2027 | ~$7,220,143 | ~$7,220,143 | ~1.9814% | ~$143,059 | -15.2% |
| 2028 | ~$6,650,229 | ~$6,650,229 | ~1.9488% | ~$129,602 | -21.9% |
| 2029 | ~$6,125,300 | ~$6,125,300 | ~1.9163% | ~$117,379 | -28.0% |
| 2030 | ~$5,641,806 | ~$5,641,806 | ~1.8837% | ~$106,277 | -33.7% |
| 2026 | ~$8,085,146 | ~$8,085,146 | ~2.0465% | ~$165,461 | -5.0% |
| 2027 | ~$7,680,889 | ~$7,680,889 | ~2.0465% | ~$157,188 | -9.7% |
| 2028 | ~$7,296,844 | ~$7,296,844 | ~2.0465% | ~$149,329 | -14.3% |
| 2029 | ~$6,932,002 | ~$6,932,002 | ~2.0465% | ~$141,862 | -18.5% |
| 2030 | ~$6,585,402 | ~$6,585,402 | ~2.0465% | ~$134,769 | -22.6% |
| 2026 | ~$8,009,112 | ~$8,009,112 | ~1.9977% | ~$159,995 | -5.9% |
| 2027 | ~$7,537,104 | ~$7,537,104 | ~1.9488% | ~$146,886 | -11.4% |
| 2028 | ~$7,092,912 | ~$7,092,912 | ~1.9000% | ~$134,767 | -16.7% |
| 2029 | ~$6,674,899 | ~$6,674,899 | ~1.8512% | ~$123,565 | -21.6% |
| 2030 | ~$6,281,521 | ~$6,281,521 | ~1.8024% | ~$113,216 | -26.2% |
In 2025, this property's market value of $8,510,680 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 | $8,510,680 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $8,500,090 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $8,510,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
| 2021 | $11,825,000 | $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.