1624 BARTON SPRINGS RD TX 78704
| Owner | NEELLEY GORDON WILLIAM SR & |
|---|---|
| Parcel ID | 0105020421 |
| Short ID | 104371 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,532 SF |
| Land SF | 53,883 SF |
| Acres | 1.237 |
| Year Built | 1953 |
| Legal | LOT A GRACELAND |
| Neighborhood | 32CEN |
| Land | $7,328,088 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,328,088 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $6,670,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,670,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,670,000 |
| Taxable Value | $6,670,000 |
|---|
Appreciation: Market value has risen +71.9% from $3,880,576 (2021) to $6,670,000 (2025), a CAGR of 14.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→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 +17.8%, 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 $136,501. 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 110% of market value ($7,328,088 land vs $0 improvements), about $136/SF of land. With value concentrated in the land under a ~73-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $6,670,000, this parcel sits in the top quartile (≥75th percentile) of Commercial property in Travis County — county median $1,382,921 (P25 $632,506 / P75 $3,258,143, n=13,595). 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 +13.7% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $14,038,621 by 2031, with an estimated annual tax burden around $223,921. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 24,000 SF | ✗ |
| 611 | TERRACE | 5,358 SF | ✗ |
| 1ST | 1st Floor | 4,532 SF | ✓ |
| 501 | CANOPY | 963 SF | ✗ |
| SO | Sketch Only | 328 SF | ✗ |
| 571C | STORAGE DET COMM | 209 SF | ✓ |
| 121 | WATER/SEWER INF | 1 SF | ✓ |
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.
| 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% | $61,710.84 | $61,710.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $34,951.93 | $34,951.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $25,068.86 | $25,068.86 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,872.13 | $7,872.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6,896.78 | $6,896.78 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $136,500.54 | $136,500.54 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $61,710.84 | 45.2% |
| CAT City of Austin | 0.5240% | $34,951.93 | 25.6% |
| TCO Travis County | 0.3758% | $25,068.86 | 18.4% |
| THD Travis Central Health | 0.1180% | $7,872.13 | 5.8% |
| ACT Austin Community College | 0.1034% | $6,896.78 | 5.1% |
| Total | 2.0465% | $136,500.54 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,380,917 | $6,670,000 | +10.7% |
| Assessed Value | $7,380,917 | $6,670,000 | +10.7% |
| Land Value | $7,328,088 | $7,328,088 | +0.0% |
| Improvement Value | $52,829 | — | — |
| Taxable Value | $7,380,917 | $6,670,000 | +10.7% |
| Total Tax 2026 = estimate |
~$151,049
Estimated
|
~$136,501
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $7,380,917 | $7,328,088 | $52,829 | — | $7,380,917 | $7,380,917 | Not yet — post-cert | Preliminary |
| 2025 | $6,670,000 | $7,328,088 | — | — | $6,670,000 | $6,670,000 | ~$136,501 | Partial |
| 2024 | $7,378,088 | $7,328,088 | $50,000 | — | $7,378,088 | $7,378,088 | $133,468 | Verified |
| 2023 | $7,329,000 | $7,328,088 | $912 | — | $7,329,000 | $7,329,000 | $121,840 | Verified |
| 2022 | $3,443,900 | $3,879,576 | — | — | $3,443,900 | $3,443,900 | $68,014 | Verified |
| 2021 | $3,880,576 | $3,879,576 | $1,000 | — | $3,880,576 | $3,880,576 | $75,420 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.7% | +10.7% | ~100% | Not available | Partial |
| 2025 | -9.6% | -9.6% | ~100% | Not available | Partial |
| 2024 | +0.7% | +0.7% | ~100% | No billing data | Verified |
| 2023 | +112.8% ! | +112.8% | ~100% | No billing data | Verified |
| 2022 | -11.3% | -11.3% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +10.7% | +20.7% | +13.7% | +112.8% | 2023 | -11.3% | 2022 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 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 |
$136,501 | $107,049 | ~$192,585 | $136,501 | 2025 | $68,014 | 2022 |
Market value changed by 113% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$8,393,694 | ~$8,119,009 | ~2.0139% | ~$163,512 | +13.7% |
| 2028 | ~$9,545,440 | ~$8,930,910 | ~1.9814% | ~$176,956 | +29.3% |
| 2029 | ~$10,855,224 | ~$9,824,001 | ~1.9488% | ~$191,454 | +47.1% |
| 2030 | ~$12,344,731 | ~$10,806,401 | ~1.9163% | ~$207,082 | +67.3% |
| 2031 | ~$14,038,621 | ~$11,887,041 | ~1.8837% | ~$223,921 | +90.2% |
| 2027 | ~$8,246,076 | ~$8,119,009 | ~2.0465% | ~$166,154 | +11.7% |
| 2028 | ~$9,212,645 | ~$8,930,910 | ~2.0465% | ~$182,770 | +24.8% |
| 2029 | ~$10,292,511 | ~$9,824,001 | ~2.0465% | ~$201,047 | +39.4% |
| 2030 | ~$11,498,955 | ~$10,806,401 | ~2.0465% | ~$221,151 | +55.8% |
| 2031 | ~$12,846,812 | ~$11,887,041 | ~2.0465% | ~$243,267 | +74.1% |
| 2027 | ~$8,541,313 | ~$8,119,009 | ~1.9977% | ~$162,190 | +15.7% |
| 2028 | ~$9,884,141 | ~$8,930,910 | ~1.9488% | ~$174,049 | +33.9% |
| 2029 | ~$11,438,082 | ~$9,824,001 | ~1.9000% | ~$186,658 | +55.0% |
| 2030 | ~$13,236,328 | ~$10,806,401 | ~1.8512% | ~$200,047 | +79.3% |
| 2031 | ~$15,317,285 | ~$11,887,041 | ~1.8024% | ~$214,249 | +107.5% |
In 2025, this property's market value of $6,670,000 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — 5× the county median of $1,382,921. 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 | $6,670,000 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $7,378,088 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $7,329,000 | $651,680 | $1,383,015 | $3,277,245 | ↑ Top 25% | +9.7% |
| 2022 | $3,443,900 | $535,964 | $1,190,250 | $2,842,216 | ↑ Top 25% | +3.3% |
| 2021 | $3,880,576 | $538,645 | $1,173,514 | $2,782,974 | ↑ Top 25% | base yr |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2021–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2021, 2022, 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |