811 BARTON SPRINGS RD TX 78704
| Owner | CPF 811 BARTON LLC |
|---|---|
| Parcel ID | 0102010314 |
| Short ID | 101681 |
| Type | Real |
| Use Code | 50 Office Hi-Rise (≥6 Stories) |
| Valuation | Income |
| Improvement SF | 45,868 SF |
| Land SF | 72,436 SF |
| Acres | 1.663 |
| Year Built | 1986 |
| Legal | 1.6629 AC OF LOT 6 BLK B BOULDIN J E ESTATE & LOT A VERNONS ADDN |
| Neighborhood | 50SCN |
| Land | $12,929,826 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $12,929,826 |
| Improvement | $26,124,541 |
|---|---|
| Total Improvement | $26,124,541 |
| Market | $39,054,367 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $39,054,367 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $39,054,367 |
| Taxable Value | $39,054,367 |
|---|
Appreciation: Market value has fallen -30.4% from $56,150,000 (2021) to $39,054,367 (2025), a CAGR of -8.7% over 4 years. Growth has been relatively flat for this asset class. 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 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 $799,242. 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 33% of market value ($12,929,826 land vs $26,124,541 improvements), about $178/SF of land. Most value sits in the improvements, so building condition, age (~40 yrs), and rent roll drive the underwriting.
Submarket Position: At $39,054,367, 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 -8.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $24,806,724 by 2030, with an estimated annual tax burden around $467,295. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 187 | PARKING GARAGE | 176,872 SF | ✓ |
| 491 | SPRINKLER HEADS | 151,849 SF | ✗ |
| ADDL | Additional Floor | 73,804 SF | ✓ |
| SO | Sketch Only | 73,804 SF | ✗ |
| 5TH | 5th Floor | 18,716 SF | ✓ |
| 551 | PAVED AREA | 18,435 SF | ✗ |
| 3RD | 3rd Floor | 16,329 SF | ✓ |
| 2ND | 2nd Floor | 15,352 SF | ✓ |
| 1ST | 1st Floor | 14,187 SF | ✓ |
| 4TH | 4th Floor | 13,461 SF | ✓ |
| 335 | PENTHOUSE | 2,755 SF | ✓ |
| 501 | CANOPY | 2,688 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% | $344,562.98 | $344,562.98 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $195,154.41 | $195,154.41 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $139,972.19 | $139,972.19 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $43,954.13 | $43,954.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $38,508.23 | $38,508.23 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $762,151.94 | $762,151.94 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $41,784,286 | $39,054,367 | +7.0% |
| Assessed Value | $41,784,286 | $39,054,367 | +7.0% |
| Land Value | $12,929,826 | $12,929,826 | +0.0% |
| Improvement Value | $28,854,460 | $26,124,541 | +10.4% |
| Taxable Value | $41,784,286 | $39,054,367 | +7.0% |
| Total Tax 2026 = estimate |
~$855,109
Estimated
|
~$762,152
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $41,784,286 | $41,784,286 | +0 (+0.0%) |
| Taxable Value | $41,784,286 | $41,784,286 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $41,784,286 | $12,929,826 | $28,854,460 | — | $41,784,286 | $41,784,286 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $39,054,367 | $12,929,826 | $26,124,541 | — | $39,054,367 | $39,054,367 | ~$762,152 | Partial |
| 2024 | $56,200,000 | — | — | −$43,270,174 | $12,929,826 | $— | $756,685 | Verified |
| 2023 | $67,717,181 | — | — | −$54,787,355 | $12,929,826 | $— | $1,021,879 | Verified |
| 2022 | $58,913,300 | — | — | −$50,220,980 | $8,692,320 | $— | $1,337,362 | Verified |
| 2021 | $56,150,000 | — | — | −$47,457,680 | $8,692,320 | $— | $1,282,353 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +7.0% | +7.0% | ~100% | Not available | Partial |
| 2025 | -6.0% | -6.0% | ~100% | Not available | Partial |
| 2024 | -32.3% | -32.3% | ~100% | 1.8200% | Verified |
| 2023 | -9.4% | -9.4% | ~100% | 1.6700% | Verified |
| 2022 | +14.9% | +14.9% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.2800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -33.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +7.0% | -4.1% | -9.9% | +14.9% | 2023 | -30.5% | 2025 |
| Assessment Ratio | 100.0% | 45.4% | — | 100.0% | 2025 | 14.8% | 2022 |
| Effective Tax Rate (2025) | 1.9500% | 1.9500% | — | 1.9500% | 2025 | 1.9500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$762,152 | $1,032,086 | ~$586,229 | $1,337,362 | 2022 | $756,685 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$35,665,602 | ~$35,665,602 | ~2.0139% | ~$718,283 | -8.7% |
| 2027 | ~$32,570,882 | ~$32,570,882 | ~1.9814% | ~$645,356 | -16.6% |
| 2028 | ~$29,744,693 | ~$29,744,693 | ~1.9488% | ~$579,676 | -23.8% |
| 2029 | ~$27,163,733 | ~$27,163,733 | ~1.9163% | ~$520,536 | -30.4% |
| 2030 | ~$24,806,724 | ~$24,806,724 | ~1.8837% | ~$467,295 | -36.5% |
| 2026 | ~$37,101,649 | ~$37,101,649 | ~2.0465% | ~$759,280 | -5.0% |
| 2027 | ~$35,246,566 | ~$35,246,566 | ~2.0465% | ~$721,316 | -9.8% |
| 2028 | ~$33,484,238 | ~$33,484,238 | ~2.0465% | ~$685,250 | -14.3% |
| 2029 | ~$31,810,026 | ~$31,810,026 | ~2.0465% | ~$650,987 | -18.5% |
| 2030 | ~$30,219,525 | ~$30,219,525 | ~2.0465% | ~$618,438 | -22.6% |
| 2026 | ~$36,446,690 | ~$36,446,690 | ~1.9977% | ~$728,082 | -6.7% |
| 2027 | ~$34,013,128 | ~$34,013,128 | ~1.9488% | ~$662,861 | -12.9% |
| 2028 | ~$31,742,057 | ~$31,742,057 | ~1.9000% | ~$603,104 | -18.7% |
| 2029 | ~$29,622,626 | ~$29,622,626 | ~1.8512% | ~$548,372 | -24.2% |
| 2030 | ~$27,644,710 | ~$27,644,710 | ~1.8024% | ~$498,260 | -29.2% |
In 2025, this property's market value of $39,054,367 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 28× 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 | $39,054,367 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $56,200,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $67,717,181 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $58,913,300 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $56,150,000 | $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.