601 BARTON SPRINGS RD TX 78704
| Owner | 601 BARTON SPRINGS LTD |
|---|---|
| Parcel ID | 0102010705 |
| Short ID | 101835 |
| Type | Real |
| Use Code | 33 Fast Food Restaurant |
| Valuation | Income |
| Improvement SF | 2,546 SF |
| Land SF | 27,399 SF |
| Acres | 0.629 |
| Year Built | 1979 |
| Legal | 0.629 AC OF LOT 1 BLK B BOULDIN J E ESTATE |
| Neighborhood | 33CEN |
| Land | $4,726,369 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,726,369 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,726,369 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,726,369 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,726,369 |
| Taxable Value | $4,726,369 |
|---|
Appreciation: Market value has risen +43.7% from $3,288,909 (2021) to $4,726,369 (2025), a CAGR of 9.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), 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 $96,724. 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 100% of market value ($4,726,369 land vs $0 improvements), about $173/SF of land. With value concentrated in the land under a ~47-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 $4,726,369, 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 +9.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,436,564 by 2030, with an estimated annual tax burden around $140,086. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 24,800 SF | ✗ |
| 1ST | 1st Floor | 2,546 SF | ✓ |
| SO | Sketch Only | 695 SF | ✗ |
| 611 | TERRACE | 460 SF | ✗ |
| 482 | LIGHT POLES | 5 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% | $43,728.37 | $43,728.37 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $24,766.98 | $24,766.98 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $17,763.82 | $17,763.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $5,578.20 | $5,578.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,887.07 | $4,887.07 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $96,724.44 | $96,724.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,726,370 | $4,726,369 | +0.0% |
| Assessed Value | $4,726,370 | $4,726,369 | +0.0% |
| Land Value | $4,726,369 | $4,726,369 | +0.0% |
| Improvement Value | $1 | — | — |
| Taxable Value | $4,726,370 | $4,726,369 | +0.0% |
| Total Tax 2026 = estimate |
~$96,724
Estimated
|
~$96,724
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,792,899 | $4,726,370 | -66,529 (-1.4%) |
| Taxable Value | $4,792,899 | $4,726,370 | -66,529 (-1.4%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,726,370 | $4,726,369 | $1 | — | $4,726,370 | $4,726,370 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,726,369 | $4,726,369 | — | — | $4,726,369 | $4,726,369 | ~$96,724 | Partial |
| 2024 | $4,550,000 | — | — | — | $4,612,000 ! | $— | $91,401 | Verified |
| 2023 | $3,500,000 | — | — | — | $4,550,000 ! | $— | $76,761 | Verified |
| 2022 | $3,500,000 | — | — | — | $3,500,000 | $— | $69,122 | Verified |
| 2021 | $3,288,909 | — | — | — | $3,698,897 ! | $— | $76,393 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2025 | +2.5% | +2.5% | ~100% | Not available | Partial |
| 2024 | +1.4% | +1.4% | ~100% | 1.9800% | Verified |
| 2023 | +30.0% | +30.0% | ~100% | 1.6900% | Verified |
| 2022 | -5.4% | -5.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +8.1% | +9.5% | +30.0% | 2024 | +0.0% | 2023 |
| Assessment Ratio | 100.0% | 107.3% | — | 130.0% | 2023 | 100.0% | 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 |
$96,724 | $82,080 | ~$121,524 | $96,724 | 2025 | $69,122 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,174,836 | ~$5,174,836 | ~2.0139% | ~$104,218 | +9.5% |
| 2027 | ~$5,665,856 | ~$5,665,856 | ~1.9814% | ~$112,263 | +19.9% |
| 2028 | ~$6,203,467 | ~$6,203,467 | ~1.9488% | ~$120,896 | +31.3% |
| 2029 | ~$6,792,089 | ~$6,792,089 | ~1.9163% | ~$130,156 | +43.7% |
| 2030 | ~$7,436,564 | ~$7,436,564 | ~1.8837% | ~$140,086 | +57.3% |
| 2026 | ~$5,080,308 | ~$5,080,308 | ~2.0465% | ~$103,968 | +7.5% |
| 2027 | ~$5,460,753 | ~$5,460,753 | ~2.0465% | ~$111,753 | +15.5% |
| 2028 | ~$5,869,687 | ~$5,869,687 | ~2.0465% | ~$120,122 | +24.2% |
| 2029 | ~$6,309,245 | ~$6,309,245 | ~2.0465% | ~$129,118 | +33.5% |
| 2030 | ~$6,781,720 | ~$6,781,720 | ~2.0465% | ~$138,787 | +43.5% |
| 2026 | ~$5,269,363 | ~$5,199,006 | ~1.9977% | ~$103,859 | +11.5% |
| 2027 | ~$5,874,740 | ~$5,718,906 | ~1.9488% | ~$111,452 | +24.3% |
| 2028 | ~$6,549,666 | ~$6,290,797 | ~1.9000% | ~$119,526 | +38.6% |
| 2029 | ~$7,302,131 | ~$6,919,877 | ~1.8512% | ~$128,100 | +54.5% |
| 2030 | ~$8,141,044 | ~$7,611,865 | ~1.8024% | ~$137,194 | +72.2% |
In 2025, this property's market value of $4,726,369 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,726,369 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,550,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,500,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,500,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,288,909 | $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.