1215 BARTON SPRINGS RD TX 78704
| Owner | DISMUKES J K & G M |
|---|---|
| Parcel ID | 0102020119 |
| Short ID | 101874 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 392 SF |
| Land SF | 28,040 SF |
| Acres | 0.644 |
| Year Built | 1979 |
| Legal | LEASEHOLD INTEREST IN ABS 8 SUR 20 DECKER I ACR 0.6430 |
| Neighborhood | 96ALL |
| Land | $4,656,042 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,656,042 |
| Improvement | $1 |
|---|---|
| Total Improvement | $1 |
| Market | $4,656,043 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,656,043 |
| Value Limitation Adjustment (−) (homestead cap) | −$1,291,243 |
| Net Appraised (assessed) | $3,364,800 |
| Taxable Value | $3,364,800 |
|---|
Appreciation: Market value has risen +122.1% from $2,095,991 (2021) to $4,656,043 (2025), a CAGR of 22.1% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. 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 $68,860. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Assessment Gap: Assessed value ($3,364,800) is $1,291,243 below market value, suggesting potential for an upward assessment in future years.
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 ($4,656,042 land vs $1 improvements), about $166/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 $4,656,043, 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 +22.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $12,627,037 by 2030, with an estimated annual tax burden around $237,861. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,200 SF | ✗ |
| 541 | FENCE COMM LF | 500 SF | ✗ |
| 1ST | 1st Floor | 392 SF | ✓ |
| 501 | CANOPY | 140 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% | $25,942.61 | $25,942.61 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,693.44 | $14,693.44 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,538.69 | $10,538.69 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,309.36 | $3,309.36 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,899.34 | $2,899.34 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57,383.44 | $57,383.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,804,000 | $4,656,043 | -39.8% |
| Assessed Value | $2,804,000 | $3,364,800 | -16.7% |
| Land Value | $4,656,042 | $4,656,042 | +0.0% |
| Improvement Value | — | $1 | — |
| Taxable Value | $2,804,000 | $3,364,800 | -16.7% |
| Total Tax 2026 = estimate |
~$57,383
Estimated
|
~$57,383
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,656,043 | $2,804,000 | -1,852,043 (-39.8%) |
| Taxable Value | $3,364,800 | $2,804,000 | -560,800 (-16.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,804,000 | $4,656,042 | — | — | $2,804,000 | $2,804,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,656,043 | $4,656,042 | $1 | −$1,291,243 | $3,364,800 | $3,364,800 | ~$57,383 | Partial |
| 2024 | $3,500,000 | — | — | −$696,000 | $2,804,000 | $— | $55,570 | Verified |
| 2023 | $2,220,000 | — | — | — | $3,500,000 ! | $— | $63,324 | Verified |
| 2022 | $2,095,991 | — | — | — | $2,220,000 ! | $— | $43,843 | Verified |
| 2021 | $2,095,991 | — | — | — | $2,095,991 | $— | $45,623 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | 72.3% | Not available | Partial |
| 2025 | +0.0% | -19.9% | 72.3% | Not available | Partial |
| 2024 | +33.0% | +20.0% | 90.2% | 1.1900% | Verified |
| 2023 | +57.7% | +57.7% | ~100% | 1.8100% | Verified |
| 2022 | -15.0% | -15.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +78.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -39.8% | +11.4% | +38.2% | +57.7% | 2024 | -39.8% | 2026 |
| Assessment Ratio | 100.0% | 102.7% | — | 157.7% | 2023 | 72.3% | 2025 |
| Effective Tax Rate (2025) | 1.2300% | 1.2300% | — | 1.2300% | 2025 | 1.2300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$57,383 | $53,149 | ~$170,629 | $63,324 | 2023 | $43,843 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,684,259 | ~$5,684,259 | ~2.0139% | ~$114,477 | +22.1% |
| 2027 | ~$6,939,541 | ~$6,939,541 | ~1.9814% | ~$137,499 | +49.0% |
| 2028 | ~$8,472,033 | ~$8,472,033 | ~1.9488% | ~$165,106 | +82.0% |
| 2029 | ~$10,342,953 | ~$10,342,953 | ~1.9163% | ~$198,201 | +122.1% |
| 2030 | ~$12,627,037 | ~$12,627,037 | ~1.8837% | ~$237,861 | +171.2% |
| 2026 | ~$5,591,138 | ~$5,591,138 | ~2.0465% | ~$114,422 | +20.1% |
| 2027 | ~$6,714,033 | ~$6,714,033 | ~2.0465% | ~$137,402 | +44.2% |
| 2028 | ~$8,062,445 | ~$8,062,445 | ~2.0465% | ~$164,997 | +73.2% |
| 2029 | ~$9,681,664 | ~$9,681,664 | ~2.0465% | ~$198,134 | +107.9% |
| 2030 | ~$11,626,079 | ~$11,626,079 | ~2.0465% | ~$237,926 | +149.7% |
| 2026 | ~$5,777,380 | ~$5,777,380 | ~1.9977% | ~$115,413 | +24.1% |
| 2027 | ~$7,168,774 | ~$7,168,774 | ~1.9488% | ~$139,708 | +54.0% |
| 2028 | ~$8,895,264 | ~$8,895,264 | ~1.9000% | ~$169,012 | +91.0% |
| 2029 | ~$11,037,553 | ~$11,037,553 | ~1.8512% | ~$204,327 | +137.1% |
| 2030 | ~$13,695,780 | ~$13,695,780 | ~1.8024% | ~$246,849 | +194.2% |
In 2025, this property's market value of $4,656,043 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 | $4,656,043 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,500,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $2,220,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,095,991 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,095,991 | $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.