1624 BARTON SPRINGS RD TX 78704
| Owner | NEELLEY GORDON WILLIAM SR & |
|---|---|
| Parcel ID | 0105020421 |
| Short ID | 104371 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 4,532 SF |
| Land SF | 53,883 SF |
| Acres | 1.237 |
| Year Built | 1953 |
| Legal | LOT A GRACELAND |
| Neighborhood | 32CEN |
| Land | $7,328,088 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $7,328,088 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $6,670,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $6,670,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $6,670,000 |
| Taxable Value | $6,670,000 |
|---|
Appreciation: Market value has risen +93.7% from $3,443,900 (2021) to $6,670,000 (2025), a CAGR of 18.0% 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 $136,501. 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 110% of market value ($7,328,088 land vs $0 improvements), about $136/SF of land. With value concentrated in the land under a ~73-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 $6,670,000, 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 +18.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $15,239,473 by 2030, with an estimated annual tax burden around $202,354. 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 | 24,000 SF | ✗ |
| 611 | TERRACE | 5,358 SF | ✗ |
| 1ST | 1st Floor | 4,532 SF | ✓ |
| 501 | CANOPY | 963 SF | ✗ |
| SO | Sketch Only | 328 SF | ✗ |
| 571C | STORAGE DET COMM | 209 SF | ✓ |
| 121 | WATER/SEWER INF | 1 SF | ✓ |
Market value changed by 113% 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% | $61,710.84 | $61,710.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $34,951.93 | $34,951.93 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $25,068.86 | $25,068.86 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $7,872.13 | $7,872.13 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $6,896.78 | $6,896.78 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $136,500.54 | $136,500.54 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $7,328,089 | $6,670,000 | +9.9% |
| Assessed Value | $7,328,089 | $6,670,000 | +9.9% |
| Land Value | $7,328,088 | $7,328,088 | +0.0% |
| Improvement Value | $1 | — | — |
| Taxable Value | $7,328,089 | $6,670,000 | +9.9% |
| Total Tax 2026 = estimate |
~$149,968
Estimated
|
~$136,501
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,380,917 | $7,328,089 | -52,828 (-0.7%) |
| Taxable Value | $7,380,917 | $7,328,089 | -52,828 (-0.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $7,328,089 | $7,328,088 | $1 | — | $7,328,089 | $7,328,089 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $6,670,000 | $7,328,088 | — | — | $6,670,000 | $6,670,000 | ~$136,501 | Partial |
| 2024 | $7,329,000 | — | — | −$912 | $7,328,088 | $— | $133,468 | Verified |
| 2023 | $3,443,900 | — | — | — | $7,328,088 ! | $— | $121,840 | Verified |
| 2022 | $3,443,900 | — | — | — | $3,443,900 | $— | $68,014 | Verified |
| 2021 | $3,443,900 | — | — | — | $3,879,576 ! | $— | $75,420 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.7% | +10.7% | ~100% | Not available | Partial |
| 2025 | -9.6% | -9.6% | ~100% | Not available | Partial |
| 2024 | +0.7% | +0.7% | ~100% | 1.8100% | Verified |
| 2023 | +112.8% ! | +112.8% | ~100% | 1.6600% | Verified |
| 2022 | -11.3% | -11.3% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +71.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.9% | +22.7% | +15.9% | +112.8% | 2024 | -9.0% | 2025 |
| Assessment Ratio | 100.0% | 120.9% | — | 212.8% | 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 |
$136,501 | $107,049 | ~$174,036 | $136,501 | 2025 | $68,014 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$7,868,549 | ~$7,337,000 | ~2.0139% | ~$147,763 | +18.0% |
| 2027 | ~$9,282,469 | ~$8,070,700 | ~1.9814% | ~$159,912 | +39.2% |
| 2028 | ~$10,950,459 | ~$8,877,770 | ~1.9488% | ~$173,013 | +64.2% |
| 2029 | ~$12,918,174 | ~$9,765,547 | ~1.9163% | ~$187,136 | +93.7% |
| 2030 | ~$15,239,473 | ~$10,742,102 | ~1.8837% | ~$202,354 | +128.5% |
| 2026 | ~$7,735,149 | ~$7,337,000 | ~2.0465% | ~$150,151 | +16.0% |
| 2027 | ~$8,970,395 | ~$8,070,700 | ~2.0465% | ~$165,166 | +34.5% |
| 2028 | ~$10,402,899 | ~$8,877,770 | ~2.0465% | ~$181,682 | +56.0% |
| 2029 | ~$12,064,165 | ~$9,765,547 | ~2.0465% | ~$199,850 | +80.9% |
| 2030 | ~$13,990,722 | ~$10,742,102 | ~2.0465% | ~$219,836 | +109.8% |
| 2026 | ~$8,001,949 | ~$7,337,000 | ~1.9977% | ~$146,568 | +20.0% |
| 2027 | ~$9,599,878 | ~$8,070,700 | ~1.9488% | ~$157,285 | +43.9% |
| 2028 | ~$11,516,902 | ~$8,877,770 | ~1.9000% | ~$168,679 | +72.7% |
| 2029 | ~$13,816,742 | ~$9,765,547 | ~1.8512% | ~$180,779 | +107.1% |
| 2030 | ~$16,575,842 | ~$10,742,102 | ~1.8024% | ~$193,613 | +148.5% |
In 2025, this property's market value of $6,670,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 5× 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 | $6,670,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $7,329,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,443,900 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,443,900 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,443,900 | $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.