208 NUECES ST TX
| Owner | 607 W 3RD ST LLC |
|---|---|
| Parcel ID | 0105000301 |
| Short ID | 104330 |
| Type | Real |
| Use Code | 50 Office Hi-Rise (≥6 Stories) |
| Valuation | Income |
| Improvement SF | 627,984 SF |
| Land SF | 35,328 SF |
| Acres | 0.811 |
| Year Built | 2017 |
| Legal | LOT 5-8 BLOCK 188 ORIGINAL CITY |
| Neighborhood | 50CBD |
| Land | $20,666,880 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $20,666,880 |
| Improvement | $179,774,445 |
|---|---|
| Total Improvement | $179,774,445 |
| Market | $200,441,325 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $200,441,325 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $200,441,325 |
| Taxable Value | $200,441,325 |
|---|
Appreciation: Market value has fallen -30.1% from $286,922,038 (2021) to $200,441,325 (2025), a CAGR of -8.6% over 4 years. Growth has been relatively flat for this asset class. 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 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 $4,102,002. Austin ISD is the largest single contributor, at 43.3% 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 10% of market value ($20,666,880 land vs $179,774,445 improvements), about $585/SF of land. Most value sits in the improvements, so building condition, age (~9 yrs), and rent roll drive the underwriting.
Submarket Position: At $200,441,325, 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 -8.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $128,016,651 by 2030, with an estimated annual tax burden around $2,411,504. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 627,984 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% | $1,854,483.14 | $1,854,483.14 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,050,346.62 | $1,050,346.62 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $753,348.70 | $753,348.70 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $236,566.87 | $236,566.87 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $207,256.33 | $207,256.33 | Paid |
| P2U | — | — | — | — | — | — | $184,945.73 | $184,945.73 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $4,286,947.39 | $4,286,947.39 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $200,441,325 | $200,441,325 | +0.0% |
| Assessed Value | $200,441,325 | $200,441,325 | +0.0% |
| Land Value | $35,610,624 | $20,666,880 | +72.3% |
| Improvement Value | $164,830,701 | $179,774,445 | -8.3% |
| Taxable Value | $200,441,325 | $200,441,325 | +0.0% |
| Total Tax 2026 = estimate |
~$4,102,002
Estimated
|
~$4,286,947
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $206,012,363 | $200,441,325 | -5,571,038 (-2.7%) |
| Taxable Value | $206,012,363 | $200,441,325 | -5,571,038 (-2.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $200,441,325 | $35,610,624 | $164,830,701 | — | $200,441,325 | $200,441,325 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $200,441,325 | $20,666,880 | $179,774,445 | — | $200,441,325 | $200,441,325 | ~$4,286,947 | Partial |
| 2024 | $262,000,000 | — | — | −$241,333,120 | $20,666,880 | $— | $4,371,545 | Verified |
| 2023 | $287,000,000 | — | — | −$266,506,227 | $20,493,773 | $— | $5,003,979 | Verified |
| 2022 | $269,100,000 | — | — | −$248,606,227 | $20,493,773 | $— | $5,970,979 | Verified |
| 2021 | $286,922,038 | — | — | −$266,427,382 | $20,494,656 | $— | $5,870,536 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.8% | +2.8% | ~100% | Not available | Partial |
| 2025 | -11.2% | -11.2% | ~100% | Not available | Partial |
| 2024 | -20.6% | -20.6% | ~100% | 1.9400% | Verified |
| 2023 | -6.4% | -6.4% | ~100% | 1.7600% | Verified |
| 2022 | +7.8% | +7.8% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.0500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -28.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | -6.3% | -8.6% | +6.7% | 2023 | -23.5% | 2025 |
| Assessment Ratio | 100.0% | 38.3% | — | 100.0% | 2025 | 7.1% | 2021 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,286,947 | $5,100,797 | ~$3,017,946 | $5,970,979 | 2022 | $4,286,947 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$183,249,629 | ~$183,249,629 | ~2.0139% | ~$3,690,531 | -8.6% |
| 2027 | ~$167,532,452 | ~$167,532,452 | ~1.9814% | ~$3,319,468 | -16.4% |
| 2028 | ~$153,163,324 | ~$153,163,324 | ~1.9488% | ~$2,984,907 | -23.6% |
| 2029 | ~$140,026,626 | ~$140,026,626 | ~1.9163% | ~$2,683,318 | -30.1% |
| 2030 | ~$128,016,651 | ~$128,016,651 | ~1.8837% | ~$2,411,504 | -36.1% |
| 2026 | ~$190,419,259 | ~$190,419,259 | ~2.0465% | ~$3,896,902 | -5.0% |
| 2027 | ~$180,898,296 | ~$180,898,296 | ~2.0465% | ~$3,702,056 | -9.7% |
| 2028 | ~$171,853,381 | ~$171,853,381 | ~2.0465% | ~$3,516,954 | -14.3% |
| 2029 | ~$163,260,712 | ~$163,260,712 | ~2.0465% | ~$3,341,106 | -18.5% |
| 2030 | ~$155,097,676 | ~$155,097,676 | ~2.0465% | ~$3,174,051 | -22.6% |
| 2026 | ~$187,258,456 | ~$187,258,456 | ~1.9977% | ~$3,740,791 | -6.6% |
| 2027 | ~$174,942,613 | ~$174,942,613 | ~1.9488% | ~$3,409,351 | -12.7% |
| 2028 | ~$163,436,774 | ~$163,436,774 | ~1.9000% | ~$3,105,326 | -18.5% |
| 2029 | ~$152,687,665 | ~$152,687,665 | ~1.8512% | ~$2,826,545 | -23.8% |
| 2030 | ~$142,645,517 | ~$142,645,517 | ~1.8024% | ~$2,571,002 | -28.8% |
In 2025, this property's market value of $200,441,325 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 141× 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 | $200,441,325 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $262,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $287,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $269,100,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $286,922,038 | $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.