201 BRAZOS ST TX 78701
| Owner | 411 BRAZOS STREET GROUND |
|---|---|
| Parcel ID | 0205022401 |
| Short ID | 943884 |
| Type | Real |
| Use Code | F1 Commercial Real Property (Improved) |
| Valuation | Income |
| Improvement SF | — |
| Land SF | 35,414 SF |
| Acres | 0.813 |
| Year Built | — |
| Legal | LOT 7-12 BLOCK 041 ORIGINAL CITY |
| Neighborhood | 1CBDC |
| Land | $46,038,564 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $46,038,564 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $36,830,560 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $36,830,560 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $36,830,560 |
| Taxable Value | $36,830,560 |
|---|
Appreciation: Market value has risen +23.1% from $29,910,180 (2021) to $36,830,560 (2025), a CAGR of 5.3% over 4 years. This represents moderate, steady growth. 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 $753,732. Austin ISD is the largest single contributor, at 43.3% 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 125% of market value ($46,038,564 land vs $0 improvements), about $1,300/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $36,830,560, 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 +10.6% Base-scenario CAGR (Based on 2021–2026 preliminary trend, projected forward from 2026), the model projects market value near $82,185,250 by 2031, with an estimated annual tax burden around $1,504,151. 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.
| Entity | 2024 Rate | 2025 Rate | Rate Effect |
|---|---|---|---|
| City of Austin | 0.4776% | 0.5240% | +17,096 |
| Travis County | 0.3444% | 0.3758% | +11,565 |
| Austin ISD | 0.9505% | 0.9252% | -9,318 |
| Travis Central Health | 0.1080% | 0.1180% | +3,703 |
| Austin Community College | 0.1013% | 0.1034% | +773 |
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% | $340,756.34 | $285,854.57 | $54,901.77 |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $192,998.40 | $161,903.00 | $31,095.40 |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $138,425.82 | $116,123.01 | $22,302.81 |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $43,468.53 | $36,464.99 | $7,003.54 |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $38,082.80 | $31,947.00 | $6,135.80 |
| P2U | — | — | — | — | — | — | $33,605.77 | $28,191.30 | $5,414.47 |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $787,337.66 | $660,483.87 | $126,853.79 |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $340,756.34 | 43.3% |
| CAT City of Austin | 0.5240% | $192,998.40 | 24.5% |
| TCO Travis County | 0.3758% | $138,425.82 | 17.6% |
| THD Travis Central Health | 0.1180% | $43,468.53 | 5.5% |
| ACT Austin Community College | 0.1034% | $38,082.80 | 4.8% |
| P2U | — | $33,605.77 | 4.3% |
| Total | 2.0465% 5 of 6 | $787,337.66 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $49,579,992 | $36,830,560 | +34.6% |
| Assessed Value | $49,579,992 | $36,830,560 | +34.6% |
| Land Value | $49,579,992 | $46,038,564 | +7.7% |
| Improvement Value | — | — | — |
| Taxable Value | $49,579,992 | $36,830,560 | +34.6% |
| Total Tax 2026 = estimate |
~$1,014,647
Estimated
|
$787,338 | |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $49,579,992 | $49,579,992 | — | — | $49,579,992 | $49,579,992 | Not yet — post-cert | Preliminary |
| 2025 | $36,830,560 | $46,038,564 | — | — | $36,830,560 | $36,830,560 | $787,338 | Verified |
| 2024 | $46,038,564 | $46,038,564 | — | — | $46,038,564 | $46,038,564 | $763,519 | Verified |
| 2023 | $46,038,564 | $46,038,564 | — | — | $46,038,564 | $46,038,564 | $542,462 | Verified |
| 2022 | $28,548,706 | $23,019,282 | $5,529,424 | — | $28,548,706 | $28,548,706 | $591,864 | Verified |
| 2021 | $29,910,180 | $22,963,200 | $6,946,980 | — | $29,910,180 | $29,910,180 | $680,459 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +34.6% | +34.6% | ~100% | Not available | Partial |
| 2025 | -20.0% | -20.0% | ~100% | 2.1400% | Verified |
| 2024 | +0.0% | +0.0% | ~100% | No billing data | Verified |
| 2023 | +61.3% | +61.3% | ~100% | No billing data | Verified |
| 2022 | -4.6% | -4.6% | ~100% | No billing data | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +23.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +34.6% | +14.3% | +10.6% | +61.3% | 2023 | -20.0% | 2025 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
| Tax Amount | $787,338 | $673,128 | ~$1,293,655 | $787,338 | 2025 | $542,462 | 2023 |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$54,853,449 | ~$54,537,991 | ~2.0139% | ~$1,098,361 | +10.6% |
| 2028 | ~$60,687,804 | ~$59,991,790 | ~1.9814% | ~$1,188,670 | +22.4% |
| 2029 | ~$67,142,716 | ~$65,990,969 | ~1.9488% | ~$1,286,058 | +35.4% |
| 2030 | ~$74,284,190 | ~$72,590,066 | ~1.9163% | ~$1,391,037 | +49.8% |
| 2031 | ~$82,185,250 | ~$79,849,073 | ~1.8837% | ~$1,504,151 | +65.8% |
| 2027 | ~$53,861,849 | ~$53,861,849 | ~2.0465% | ~$1,102,275 | +8.6% |
| 2028 | ~$58,513,498 | ~$58,513,498 | ~2.0465% | ~$1,197,470 | +18.0% |
| 2029 | ~$63,566,876 | ~$63,566,876 | ~2.0465% | ~$1,300,887 | +28.2% |
| 2030 | ~$69,056,676 | ~$69,056,676 | ~2.0465% | ~$1,413,235 | +39.3% |
| 2031 | ~$75,020,590 | ~$75,020,590 | ~2.0465% | ~$1,535,285 | +51.3% |
| 2027 | ~$55,845,049 | ~$54,537,991 | ~1.9977% | ~$1,089,485 | +12.6% |
| 2028 | ~$62,901,774 | ~$59,991,790 | ~1.9488% | ~$1,169,144 | +26.9% |
| 2029 | ~$70,850,205 | ~$65,990,969 | ~1.9000% | ~$1,253,839 | +42.9% |
| 2030 | ~$79,803,021 | ~$72,590,066 | ~1.8512% | ~$1,343,783 | +61.0% |
| 2031 | ~$89,887,138 | ~$79,849,073 | ~1.8024% | ~$1,439,177 | +81.3% |
In 2025, this property's market value of $36,830,560 places it in the top 25% for Commercial properties in Travis County (13595 comparable) — 27× 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 | $36,830,560 | $632,506 | $1,382,921 | $3,258,143 | ↑ Top 25% | -0.8% |
| 2024 | $46,038,564 | $647,500 | $1,401,787 | $3,362,090 | ↑ Top 25% | +0.0% |
| 2023 | $46,038,564 | $651,680 | $1,383,015 | $3,277,245 | ↑ Top 25% | +9.7% |
| 2022 | $28,548,706 | $535,964 | $1,190,250 | $2,842,216 | ↑ Top 25% | +3.3% |
| 2021 | $29,910,180 | $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 | Verified |
| 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 | — |