9900 S INTERSTATE HY 35 TX 78748
| Owner | ALTO-SOUTHPARK MEADOWS III LP |
|---|---|
| Parcel ID | 0434110108 |
| Short ID | 841086 |
| Type | Real |
| Use Code | 41 Community Shopping Center |
| Valuation | Income |
| Improvement SF | 45,344 SF |
| Land SF | 165,659 SF |
| Acres | 3.803 |
| Year Built | 2007 |
| Legal | LOT 3 BLK A SOUTHPARK MEADOWS RESUB LOT 15-C BLK A |
| Neighborhood | 41SOU |
| Land | $3,313,174 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,313,174 |
| Improvement | $7,136,170 |
|---|---|
| Total Improvement | $7,136,170 |
| Market | $10,449,344 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $10,449,344 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $10,449,344 |
| Taxable Value | $10,449,344 |
|---|
Appreciation: Market value has fallen -28.8% from $14,675,000 (2021) to $10,449,344 (2025), a CAGR of -8.1% 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 $213,844. 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 32% of market value ($3,313,174 land vs $7,136,170 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~19 yrs), and rent roll drive the underwriting.
Submarket Position: At $10,449,344, 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 -8.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,834,829 by 2030, with an estimated annual tax burden around $128,751. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 45,344 SF | ✓ |
| 491 | SPRINKLER HEADS | 45,322 SF | ✗ |
| 501 | CANOPY | 658 SF | ✗ |
| 611 | TERRACE | 658 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% | $96,677.33 | $96,677.33 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $54,756.34 | $54,756.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $39,273.34 | $39,273.34 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $12,332.63 | $12,332.63 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $10,804.62 | $10,804.62 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $213,844.26 | $213,844.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $10,449,344 | $10,449,344 | +0.0% |
| Assessed Value | $10,449,344 | $10,449,344 | +0.0% |
| Land Value | $3,313,174 | $3,313,174 | +0.0% |
| Improvement Value | $7,136,170 | $7,136,170 | +0.0% |
| Taxable Value | $10,449,344 | $10,449,344 | +0.0% |
| Total Tax 2026 = estimate |
~$213,844
Estimated
|
~$213,844
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $11,413,843 | $10,449,344 | -964,499 (-8.5%) |
| Taxable Value | $11,413,843 | $10,449,344 | -964,499 (-8.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $10,449,344 | $3,313,174 | $7,136,170 | — | $10,449,344 | $10,449,344 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $10,449,344 | $3,313,174 | $7,136,170 | — | $10,449,344 | $10,449,344 | ~$213,844 | Partial |
| 2024 | $10,440,592 | — | — | −$7,127,418 | $3,313,174 | $— | $214,749 | Verified |
| 2023 | $10,530,000 | — | — | −$7,216,826 | $3,313,174 | $— | $188,896 | Verified |
| 2022 | $11,620,000 | — | — | −$9,135,120 | $2,484,880 | $— | $209,379 | Verified |
| 2021 | $14,675,000 | — | — | −$12,190,120 | $2,484,880 | $— | $254,870 | 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 | -12.8% | -12.8% | ~100% | 1.8100% | Verified |
| 2022 | -15.1% | -15.1% | ~100% | 1.7500% | Verified |
| 2021 | base year | — | ~100% | 1.7400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -25.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -6.2% | -8.1% | +0.1% | 2025 | -20.8% | 2022 |
| Assessment Ratio | 100.0% | 50.2% | — | 100.0% | 2025 | 16.9% | 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 |
$213,844 | $216,348 | ~$159,441 | $254,870 | 2021 | $188,896 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$9,598,796 | ~$9,598,796 | ~2.0139% | ~$193,314 | -8.1% |
| 2027 | ~$8,817,480 | ~$8,817,480 | ~1.9814% | ~$174,708 | -15.6% |
| 2028 | ~$8,099,761 | ~$8,099,761 | ~1.9488% | ~$157,851 | -22.5% |
| 2029 | ~$7,440,463 | ~$7,440,463 | ~1.9163% | ~$142,581 | -28.8% |
| 2030 | ~$6,834,829 | ~$6,834,829 | ~1.8837% | ~$128,751 | -34.6% |
| 2026 | ~$9,926,877 | ~$9,926,877 | ~2.0465% | ~$203,152 | -5.0% |
| 2027 | ~$9,430,533 | ~$9,430,533 | ~2.0465% | ~$192,994 | -9.7% |
| 2028 | ~$8,959,006 | ~$8,959,006 | ~2.0465% | ~$183,345 | -14.3% |
| 2029 | ~$8,511,056 | ~$8,511,056 | ~2.0465% | ~$174,177 | -18.5% |
| 2030 | ~$8,085,503 | ~$8,085,503 | ~2.0465% | ~$165,469 | -22.6% |
| 2026 | ~$9,807,783 | ~$9,807,783 | ~1.9977% | ~$195,926 | -6.1% |
| 2027 | ~$9,205,612 | ~$9,205,612 | ~1.9488% | ~$179,403 | -11.9% |
| 2028 | ~$8,640,412 | ~$8,640,412 | ~1.9000% | ~$164,169 | -17.3% |
| 2029 | ~$8,109,914 | ~$8,109,914 | ~1.8512% | ~$150,130 | -22.4% |
| 2030 | ~$7,611,988 | ~$7,611,988 | ~1.8024% | ~$137,196 | -27.2% |
In 2025, this property's market value of $10,449,344 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 7× 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 | $10,449,344 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $10,440,592 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $10,530,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $11,620,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $14,675,000 | $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.