1400 BARTON SPRINGS RD TX 78704
| Owner | TIEDT BARBARA W |
|---|---|
| Parcel ID | 0105020606 |
| Short ID | 104384 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 1,408 SF |
| Land SF | 11,569 SF |
| Acres | 0.266 |
| Year Built | 1947 |
| Legal | S 101.7 FT OF LOT 1-2 *&E 15FT OF S 102.8FT LOT 3 BLK 2 PECAN GROVE |
| Neighborhood | 32CEN |
| Land | $1,401,295 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,401,295 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $1,025,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,025,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,025,000 |
| Taxable Value | $1,025,000 |
|---|
Appreciation: Market value has risen +14.7% from $893,835 (2021) to $1,025,000 (2025), a CAGR of 3.5% over 4 years. Growth has been relatively flat for this asset class. 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 $20,976. 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 137% of market value ($1,401,295 land vs $0 improvements), about $121/SF of land. With value concentrated in the land under a ~79-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 $1,025,000, this parcel sits in the lower-middle (25th–50th 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 +3.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,216,346 by 2030, with an estimated annual tax burden around $22,913. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,640 SF | ✗ |
| 1ST | 1st Floor | 1,408 SF | ✓ |
| 611 | TERRACE | 400 SF | ✗ |
| 327 | STORAGE COMM'L | 280 SF | ✓ |
| 541 | FENCE COMM LF | 120 SF | ✗ |
Market value changed by 96% 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% | $9,483.30 | $9,483.30 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $5,371.17 | $5,371.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,852.41 | $3,852.41 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,209.74 | $1,209.74 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,059.85 | $1,059.85 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $20,976.47 | $20,976.47 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,200,000 | $1,025,000 | +17.1% |
| Assessed Value | $1,200,000 | $1,025,000 | +17.1% |
| Land Value | $1,648,583 | $1,401,295 | +17.6% |
| Improvement Value | — | — | — |
| Taxable Value | $1,200,000 | $1,025,000 | +17.1% |
| Total Tax 2026 = estimate |
~$24,558
Estimated
|
~$20,976
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,200,000 | $1,200,000 | +0 (+0.0%) |
| Taxable Value | $1,200,000 | $1,200,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,200,000 | $1,648,583 | — | — | $1,200,000 | $1,200,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,025,000 | $1,401,295 | — | — | $1,025,000 | $1,025,000 | ~$20,976 | Partial |
| 2024 | $1,170,728 | — | — | — | $1,232,882 ! | $— | $24,433 | Verified |
| 2023 | $746,905 | — | — | — | $1,401,295 ! | $— | $21,181 | Verified |
| 2022 | $746,908 | — | — | −$46,260 | $700,648 | $— | $14,751 | Verified |
| 2021 | $893,835 | — | — | −$193,187 | $700,648 | $— | $16,258 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +17.1% | +17.1% | ~100% | Not available | Partial |
| 2025 | -16.9% | -16.9% | ~100% | Not available | Partial |
| 2024 | -15.9% | -15.9% | ~100% | 1.9800% | Verified |
| 2023 | +96.2% ! | +96.2% | ~100% | 1.4500% | Verified |
| 2022 | -0.0% | -0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 1.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +37.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +17.1% | +9.0% | +0.5% | +56.7% | 2024 | -16.4% | 2022 |
| Assessment Ratio | 100.0% | 110.9% | — | 187.6% | 2023 | 78.4% | 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 |
$20,976 | $19,520 | ~$22,137 | $24,433 | 2024 | $14,751 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,060,695 | ~$1,060,695 | ~2.0139% | ~$21,362 | +3.5% |
| 2027 | ~$1,097,633 | ~$1,097,633 | ~1.9814% | ~$21,748 | +7.1% |
| 2028 | ~$1,135,857 | ~$1,135,857 | ~1.9488% | ~$22,136 | +10.8% |
| 2029 | ~$1,175,413 | ~$1,175,413 | ~1.9163% | ~$22,524 | +14.7% |
| 2030 | ~$1,216,346 | ~$1,216,346 | ~1.8837% | ~$22,913 | +18.7% |
| 2026 | ~$1,040,195 | ~$1,040,195 | ~2.0465% | ~$21,287 | +1.5% |
| 2027 | ~$1,055,615 | ~$1,055,615 | ~2.0465% | ~$21,603 | +3.0% |
| 2028 | ~$1,071,264 | ~$1,071,264 | ~2.0465% | ~$21,923 | +4.5% |
| 2029 | ~$1,087,145 | ~$1,087,145 | ~2.0465% | ~$22,248 | +6.1% |
| 2030 | ~$1,103,261 | ~$1,103,261 | ~2.0465% | ~$22,578 | +7.6% |
| 2026 | ~$1,081,195 | ~$1,081,195 | ~1.9977% | ~$21,599 | +5.5% |
| 2027 | ~$1,140,471 | ~$1,140,471 | ~1.9488% | ~$22,226 | +11.3% |
| 2028 | ~$1,202,996 | ~$1,202,996 | ~1.9000% | ~$22,857 | +17.4% |
| 2029 | ~$1,268,950 | ~$1,268,950 | ~1.8512% | ~$23,491 | +23.8% |
| 2030 | ~$1,338,519 | ~$1,338,519 | ~1.8024% | ~$24,125 | +30.6% |
In 2025, this property's market value of $1,025,000 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -28% below 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 | $1,025,000 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,170,728 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $746,905 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $746,908 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $893,835 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.