605 BARTON SPRINGS RD TX 78704
| Owner | K TS AUSTIN & 2-J SANDYS INC |
|---|---|
| Parcel ID | 0102010704 |
| Short ID | 101834 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 448 SF |
| Land SF | 25,704 SF |
| Acres | 0.590 |
| Year Built | 1956 |
| Legal | IMPS ONLY ON .635 AC OF LOT 1 BLK B BOULDIN J E ESTATE |
| Neighborhood | 33SCN |
| Land | $4,241,160 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,241,160 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,511,966 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,511,966 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,511,966 |
| Taxable Value | $3,511,966 |
|---|
Appreciation: Market value has risen +6497.6% from $53,231 (2021) to $3,511,966 (2025), a CAGR of 185.0% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $71,872. 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 121% of market value ($4,241,160 land vs $0 improvements), about $165/SF of land. With value concentrated in the land under a ~70-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 $3,511,966, 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 +185.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $660,362,496 by 2030, with an estimated annual tax burden around $106,546. 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 |
|---|---|---|---|
| 501 | CANOPY | 912 SF | ✗ |
| 611 | TERRACE | 912 SF | ✗ |
| 1ST | 1st Floor | 448 SF | ✓ |
| 571C | STORAGE DET COMM | 55 SF | ✓ |
| 589 | STORAGE ATT FV | 1 SF | ✓ |
| 282 | LIGHT POLES FV | 1 SF | ✓ |
| 559 | PAVED AREA FV | 1 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 101834 | LEDBETTER JEARL & K TS AUSTIN INC | 605 BARTON SPRINGS RD 78704 | $3,500,000 | $3,500,000 | $3,500,000 |
| 358884 | LEDBETTER JEARL | 605 BARTON SPRINGS RD 78704 | $12,616 | $12,616 | $12,616 |
Market value changed by 96% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| 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% | $32,492.71 | $32,492.71 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $18,403.30 | $18,403.30 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,199.55 | $13,199.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,144.93 | $4,144.93 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,631.37 | $3,631.37 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $71,871.86 | $71,871.86 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,512,616 | $3,511,966 | +0.0% |
| Assessed Value | $3,512,616 | $3,511,966 | +0.0% |
| Land Value | $4,241,160 | $4,241,160 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,512,616 | $3,511,966 | +0.0% |
| Total Tax 2026 = estimate |
~$71,885
Estimated
|
~$71,872
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,512,616 | $3,512,616 | +0 (+0.0%) |
| Taxable Value | $3,512,616 | $3,512,616 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,512,616 | $4,241,160 | — | — | $3,512,616 | $3,512,616 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,511,966 | $4,241,160 | — | — | $3,511,966 | $3,511,966 | ~$71,872 | Partial |
| 2024 | $23,435 | — | — | — | $3,500,000 ! | $— | $69,587 | Verified |
| 2023 | $129,425 | — | — | — | $3,500,000 ! | $— | $63,748 | Verified |
| 2022 | $2,927,539 | — | — | −$98,589 | $2,828,950 | $— | $58,426 | Verified |
| 2021 | $53,231 | — | — | — | — | $— | $63,723 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.4% | +5.4% | ~100% | Not available | Partial |
| 2025 | -47.0% | -47.0% | ~100% | Not available | Partial |
| 2024 | -3.6% | -3.6% | ~100% | 1.6300% | Verified |
| 2023 | -81.9% ! | -81.9% | ~100% | 1.8100% | Verified |
| 2022 | -95.5% ! | -95.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): -99.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +4021.6% | +185.0% | +14886.0% | 2025 | -95.6% | 2023 |
| Assessment Ratio | 100.0% | 3587.2% | — | 14934.9% | 2024 | 96.6% | 2022 |
| 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 |
$71,872 | $65,471 | ~$91,635 | $71,872 | 2025 | $58,426 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$10,009,139 | ~$3,863,163 | ~2.0139% | ~$77,802 | +185.0% |
| 2027 | ~$28,526,149 | ~$4,249,479 | ~1.9814% | ~$84,199 | +712.3% |
| 2028 | ~$81,299,816 | ~$4,674,427 | ~1.9488% | ~$91,097 | +2214.9% |
| 2029 | ~$231,705,307 | ~$5,141,869 | ~1.9163% | ~$98,533 | +6497.6% |
| 2030 | ~$660,362,496 | ~$5,656,056 | ~1.8837% | ~$106,546 | +18703.2% |
| 2026 | ~$9,938,900 | ~$3,863,163 | ~2.0465% | ~$79,059 | +183.0% |
| 2027 | ~$28,127,188 | ~$4,249,479 | ~2.0465% | ~$86,965 | +700.9% |
| 2028 | ~$79,600,230 | ~$4,674,427 | ~2.0465% | ~$95,661 | +2166.5% |
| 2029 | ~$225,269,465 | ~$5,141,869 | ~2.0465% | ~$105,228 | +6314.3% |
| 2030 | ~$637,514,890 | ~$5,656,056 | ~2.0465% | ~$115,750 | +18052.6% |
| 2026 | ~$10,079,378 | ~$3,863,163 | ~1.9977% | ~$77,173 | +187.0% |
| 2027 | ~$28,927,919 | ~$4,249,479 | ~1.9488% | ~$82,816 | +723.7% |
| 2028 | ~$83,023,424 | ~$4,674,427 | ~1.9000% | ~$88,815 | +2264.0% |
| 2029 | ~$238,278,076 | ~$5,141,869 | ~1.8512% | ~$95,186 | +6684.7% |
| 2030 | ~$683,860,516 | ~$5,656,056 | ~1.8024% | ~$101,943 | +19372.3% |
In 2025, this property's market value of $3,511,966 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +148% above 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 | $3,511,966 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $23,435 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $129,425 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $2,927,539 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $53,231 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 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.