609 S LAMAR BLVD TX 78704
| Owner | ASSOCIATED GENERAL CONTRACTORS |
|---|---|
| Parcel ID | 0102020112 |
| Short ID | 101871 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 5,960 SF |
| Land SF | 17,300 SF |
| Acres | 0.397 |
| Year Built | 1969 |
| Legal | ABS 8 SUR 20 DECKER I ACR 0.4040 |
| Neighborhood | 53SCN |
| Land | $3,287,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,287,000 |
| Improvement | $13,513 |
|---|---|
| Total Improvement | $13,513 |
| Market | $3,300,513 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,300,513 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,300,513 |
| Taxable Value | $3,300,513 |
|---|
Appreciation: Market value has risen +54.8% from $2,131,552 (2021) to $3,300,513 (2025), a CAGR of 11.6% 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 $67,545. 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 ($3,287,000 land vs $13,513 improvements), about $190/SF of land. With value concentrated in the land under a ~57-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 $3,300,513, this parcel sits in the upper-middle (50th–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 +11.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,700,833 by 2030, with an estimated annual tax burden around $100,131. 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 | 9,387 SF | ✗ |
| 2ND | 2nd Floor | 3,010 SF | ✓ |
| 1ST | 1st Floor | 2,950 SF | ✓ |
| 501 | CANOPY | 60 SF | ✗ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
Market value changed by 87% in 2023, 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% | $30,536.35 | $30,536.35 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,295.25 | $17,295.25 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,404.81 | $12,404.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,895.36 | $3,895.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,412.73 | $3,412.73 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $67,544.50 | $67,544.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,300,513 | $3,300,513 | +0.0% |
| Assessed Value | $3,300,513 | $3,300,513 | +0.0% |
| Land Value | $3,287,000 | $3,287,000 | +0.0% |
| Improvement Value | $13,513 | $13,513 | +0.0% |
| Taxable Value | $3,300,513 | $3,300,513 | +0.0% |
| Total Tax 2026 = estimate |
~$67,544
Estimated
|
~$67,544
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,861,233 | $3,300,513 | -1,560,720 (-32.1%) |
| Taxable Value | $3,960,616 | $3,300,513 | -660,103 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,300,513 | $3,287,000 | $13,513 | — | $3,300,513 | $3,300,513 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,300,513 | $3,287,000 | $13,513 | — | $3,300,513 | $3,300,513 | ~$67,544 | Partial |
| 2024 | $4,000,000 | — | — | −$713,000 | $3,287,000 | $— | $95,127 | Verified |
| 2023 | $2,134,967 | — | — | — | $3,287,000 ! | $— | $72,370 | Verified |
| 2022 | $2,134,963 | — | — | −$58,963 | $2,076,000 | $— | $42,164 | Verified |
| 2021 | $2,131,552 | — | — | −$55,552 | $2,076,000 | $— | $46,471 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +47.3% | +20.0% | 81.5% | Not available | Partial |
| 2025 | -32.9% | -31.2% | ~100% | Not available | Partial |
| 2024 | +22.9% | +20.0% | 97.6% | 1.9300% | Verified |
| 2023 | +87.4% ! | +87.4% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +54.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +14.0% | +11.6% | +87.4% | 2024 | -17.5% | 2025 |
| Assessment Ratio | 100.0% | 105.1% | — | 154.0% | 2023 | 82.2% | 2024 |
| 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 |
$67,544 | $64,735 | ~$86,118 | $95,127 | 2024 | $42,164 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,681,738 | ~$3,630,564 | ~2.0139% | ~$73,117 | +11.6% |
| 2027 | ~$4,106,995 | ~$3,993,621 | ~1.9814% | ~$79,129 | +24.4% |
| 2028 | ~$4,581,372 | ~$4,392,983 | ~1.9488% | ~$85,612 | +38.8% |
| 2029 | ~$5,110,542 | ~$4,832,281 | ~1.9163% | ~$92,601 | +54.8% |
| 2030 | ~$5,700,833 | ~$5,315,509 | ~1.8837% | ~$100,131 | +72.7% |
| 2026 | ~$3,615,727 | ~$3,615,727 | ~2.0465% | ~$73,995 | +9.6% |
| 2027 | ~$3,961,046 | ~$3,961,046 | ~2.0465% | ~$81,062 | +20.0% |
| 2028 | ~$4,339,344 | ~$4,339,344 | ~2.0465% | ~$88,804 | +31.5% |
| 2029 | ~$4,753,772 | ~$4,753,772 | ~2.0465% | ~$97,285 | +44.0% |
| 2030 | ~$5,207,779 | ~$5,207,779 | ~2.0465% | ~$106,576 | +57.8% |
| 2026 | ~$3,747,748 | ~$3,630,564 | ~1.9977% | ~$72,526 | +13.6% |
| 2027 | ~$4,255,585 | ~$3,993,621 | ~1.9488% | ~$77,829 | +28.9% |
| 2028 | ~$4,832,236 | ~$4,392,983 | ~1.9000% | ~$83,467 | +46.4% |
| 2029 | ~$5,487,027 | ~$4,832,281 | ~1.8512% | ~$89,455 | +66.2% |
| 2030 | ~$6,230,545 | ~$5,315,509 | ~1.8024% | ~$95,805 | +88.8% |
In 2025, this property's market value of $3,300,513 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +133% 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 | $3,300,513 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $4,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,134,967 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,134,963 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,131,552 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.