1003 BARTON SPRINGS RD TX 78704
| Owner | DANIEL-DANIEL LTD |
|---|---|
| Parcel ID | 0102021229 |
| Short ID | 102027 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,906 SF |
| Land SF | 28,394 SF |
| Acres | 0.652 |
| Year Built | 1959 |
| Legal | LOT 8-16 *& E 10 FT OF LOT 7 ARBOLES TERRACE |
| Neighborhood | 32CEN |
| Land | $3,710,741 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,710,741 |
| Improvement | $98,496 |
|---|---|
| Total Improvement | $98,496 |
| Market | $3,809,237 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,809,237 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,809,237 |
| Taxable Value | $3,809,237 |
|---|
Appreciation: Market value has risen +20.9% from $3,150,000 (2021) to $3,809,237 (2025), a CAGR of 4.9% over 4 years. This represents moderate, steady growth. 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 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 $77,955. 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 97% of market value ($3,710,741 land vs $98,496 improvements), about $131/SF of land. With value concentrated in the land under a ~67-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 $3,809,237, 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 +4.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,830,558 by 2030, with an estimated annual tax burden around $90,995. 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 |
|---|---|---|---|
| 551 | PAVED AREA | 18,240 SF | ✗ |
| 1ST | 1st Floor | 4,906 SF | ✓ |
| 501 | CANOPY | 2,702 SF | ✗ |
| 611 | TERRACE | 1,943 SF | ✗ |
| 327 | STORAGE COMM'L | 216 SF | ✓ |
| 511 | DECK | 129 SF | ✗ |
| 482 | LIGHT POLES | 1 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% | $35,243.06 | $35,243.06 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,961.05 | $19,961.05 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,316.83 | $14,316.83 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,495.78 | $4,495.78 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,938.75 | $3,938.75 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $77,955.47 | $77,955.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,815,481 | $3,809,237 | +0.2% |
| Assessed Value | $3,815,481 | $3,809,237 | +0.2% |
| Land Value | $3,710,741 | $3,710,741 | +0.0% |
| Improvement Value | $104,740 | $98,496 | +6.3% |
| Taxable Value | $3,815,481 | $3,809,237 | +0.2% |
| Total Tax 2026 = estimate |
~$78,083
Estimated
|
~$77,955
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,815,481 | $3,815,481 | +0 (+0.0%) |
| Taxable Value | $3,815,481 | $3,815,481 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,815,481 | $3,710,741 | $104,740 | — | $3,815,481 | $3,815,481 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,809,237 | $3,710,741 | $98,496 | — | $3,809,237 | $3,809,237 | ~$77,955 | Partial |
| 2024 | $3,612,912 | — | — | — | $3,710,741 ! | $— | $75,606 | Verified |
| 2023 | $3,087,674 | — | — | — | $3,612,912 ! | $— | $65,366 | Verified |
| 2022 | $2,987,104 | — | — | −$146,284 | $2,840,820 | $— | $60,979 | Verified |
| 2021 | $3,150,000 | — | — | −$309,180 | $2,840,820 | $— | $65,020 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2025 | -2.6% | -2.6% | ~100% | Not available | Partial |
| 2024 | +8.2% | +8.2% | ~100% | 1.9300% | Verified |
| 2023 | +17.0% | +17.0% | ~100% | 1.8100% | Verified |
| 2022 | +3.4% | +3.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.2% | +4.2% | +4.8% | +17.0% | 2024 | -5.2% | 2022 |
| Assessment Ratio | 100.0% | 100.8% | — | 117.0% | 2023 | 90.2% | 2021 |
| 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 |
$77,955 | $68,985 | ~$85,664 | $77,955 | 2025 | $60,979 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,994,568 | ~$3,994,568 | ~2.0139% | ~$80,448 | +4.9% |
| 2027 | ~$4,188,917 | ~$4,188,917 | ~1.9814% | ~$82,999 | +10.0% |
| 2028 | ~$4,392,721 | ~$4,392,721 | ~1.9488% | ~$85,607 | +15.3% |
| 2029 | ~$4,606,440 | ~$4,606,440 | ~1.9163% | ~$88,273 | +20.9% |
| 2030 | ~$4,830,558 | ~$4,830,558 | ~1.8837% | ~$90,995 | +26.8% |
| 2026 | ~$3,918,384 | ~$3,918,384 | ~2.0465% | ~$80,189 | +2.9% |
| 2027 | ~$4,030,658 | ~$4,030,658 | ~2.0465% | ~$82,487 | +5.8% |
| 2028 | ~$4,146,149 | ~$4,146,149 | ~2.0465% | ~$84,850 | +8.8% |
| 2029 | ~$4,264,949 | ~$4,264,949 | ~2.0465% | ~$87,282 | +12.0% |
| 2030 | ~$4,387,153 | ~$4,387,153 | ~2.0465% | ~$89,782 | +15.2% |
| 2026 | ~$4,070,753 | ~$4,070,753 | ~1.9977% | ~$81,320 | +6.9% |
| 2027 | ~$4,350,223 | ~$4,350,223 | ~1.9488% | ~$84,779 | +14.2% |
| 2028 | ~$4,648,879 | ~$4,648,879 | ~1.9000% | ~$88,329 | +22.0% |
| 2029 | ~$4,968,040 | ~$4,968,040 | ~1.8512% | ~$91,968 | +30.4% |
| 2030 | ~$5,309,111 | ~$5,309,111 | ~1.8024% | ~$95,690 | +39.4% |
In 2025, this property's market value of $3,809,237 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +169% 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 | $3,809,237 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $3,612,912 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,087,674 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,987,104 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,150,000 | $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.