1728 BARTON SPRINGS RD TX 78704
| Owner | 4W-WIT LLC |
|---|---|
| Parcel ID | 0105020426 |
| Short ID | 104376 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 5,149 SF |
| Land SF | 24,843 SF |
| Acres | 0.570 |
| Year Built | 1970 |
| Legal | TRT 1B AMENDED PLAT OF SCHUTZE RESUB OF TRACT B OF ISAAC DECKER LEAGUE |
| Neighborhood | 32CEN |
| Land | $3,589,814 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,589,814 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,202,736 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,202,736 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,202,736 |
| Taxable Value | $3,202,736 |
|---|
Appreciation: Market value has risen +92.3% from $1,665,100 (2021) to $3,202,736 (2025), a CAGR of 17.8% 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 $65,544. 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 112% of market value ($3,589,814 land vs $0 improvements), about $145/SF of land. With value concentrated in the land under a ~56-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 $3,202,736, 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 +17.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,254,745 by 2030, with an estimated annual tax burden around $97,164. 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 | 18,760 SF | ✗ |
| 1ST | 1st Floor | 5,149 SF | ✓ |
| 327 | STORAGE COMM'L | 180 SF | ✓ |
| 501 | CANOPY | 59 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% | $29,631.71 | $29,631.71 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $16,782.88 | $16,782.88 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,037.32 | $12,037.32 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,779.97 | $3,779.97 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,311.63 | $3,311.63 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $65,543.51 | $65,543.51 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,303,252 | $3,202,736 | +3.1% |
| Assessed Value | $3,303,252 | $3,202,736 | +3.1% |
| Land Value | $3,589,814 | $3,589,814 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,303,252 | $3,202,736 | +3.1% |
| Total Tax 2026 = estimate |
~$67,601
Estimated
|
~$65,544
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,690,423 | $3,303,252 | -387,171 (-10.5%) |
| Taxable Value | $3,690,423 | $3,303,252 | -387,171 (-10.5%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,303,252 | $3,589,814 | — | — | $3,303,252 | $3,303,252 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,202,736 | $3,589,814 | — | — | $3,202,736 | $3,202,736 | ~$65,544 | Partial |
| 2024 | $3,151,262 | — | — | — | $3,245,790 ! | $— | $64,326 | Verified |
| 2023 | $1,832,000 | — | — | — | $3,151,262 ! | $— | $57,014 | Verified |
| 2022 | $1,715,000 | — | — | — | $1,832,000 ! | $— | $32,953 | Verified |
| 2021 | $1,665,100 | — | — | — | $1,900,490 ! | $— | $37,672 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.2% | +15.2% | ~100% | Not available | Partial |
| 2025 | -1.3% | -1.3% | ~100% | Not available | Partial |
| 2024 | +3.0% | +3.0% | ~100% | 1.9800% | Verified |
| 2023 | +72.0% | +72.0% | ~100% | 1.8100% | Verified |
| 2022 | -10.2% | -10.2% | ~100% | 1.8000% | Verified |
| 2021 | base year | — | ~100% | 2.2600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +56.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +3.1% | +17.3% | +17.0% | +72.0% | 2024 | +1.6% | 2025 |
| Assessment Ratio | 100.0% | 116.0% | — | 172.0% | 2023 | 100.0% | 2025 |
| 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 |
$65,544 | $51,502 | ~$83,567 | $65,544 | 2025 | $32,953 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,771,737 | ~$3,523,010 | ~2.0139% | ~$70,951 | +17.8% |
| 2027 | ~$4,441,826 | ~$3,875,311 | ~1.9814% | ~$76,785 | +38.7% |
| 2028 | ~$5,230,964 | ~$4,262,842 | ~1.9488% | ~$83,076 | +63.3% |
| 2029 | ~$6,160,301 | ~$4,689,126 | ~1.9163% | ~$89,857 | +92.3% |
| 2030 | ~$7,254,745 | ~$5,158,038 | ~1.8837% | ~$97,164 | +126.5% |
| 2026 | ~$3,707,682 | ~$3,523,010 | ~2.0465% | ~$72,098 | +15.8% |
| 2027 | ~$4,292,238 | ~$3,875,311 | ~2.0465% | ~$79,308 | +34.0% |
| 2028 | ~$4,968,955 | ~$4,262,842 | ~2.0465% | ~$87,238 | +55.1% |
| 2029 | ~$5,752,364 | ~$4,689,126 | ~2.0465% | ~$95,962 | +79.6% |
| 2030 | ~$6,659,287 | ~$5,158,038 | ~2.0465% | ~$105,558 | +107.9% |
| 2026 | ~$3,835,791 | ~$3,523,010 | ~1.9977% | ~$70,378 | +19.8% |
| 2027 | ~$4,593,977 | ~$3,875,311 | ~1.9488% | ~$75,524 | +43.4% |
| 2028 | ~$5,502,026 | ~$4,262,842 | ~1.9000% | ~$80,995 | +71.8% |
| 2029 | ~$6,589,560 | ~$4,689,126 | ~1.8512% | ~$86,805 | +105.7% |
| 2030 | ~$7,892,058 | ~$5,158,038 | ~1.8024% | ~$92,967 | +146.4% |
In 2025, this property's market value of $3,202,736 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +126% 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 | $3,202,736 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,151,262 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,832,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,715,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,665,100 | $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.