1418 BARTON SPRINGS RD TX 78704
| Owner | BARTON RETAIL INVESTMENT INC |
|---|---|
| Parcel ID | 0105020608 |
| Short ID | 104386 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,562 SF |
| Land SF | 8,283 SF |
| Acres | 0.190 |
| Year Built | 1962 |
| Legal | S 84.03 FT AV OF LOT 4-5 BLK 2 PECAN GROVE LESS 119 SQ FT |
| Neighborhood | 48CEN |
| Land | $1,180,328 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,180,328 |
| Improvement | $288,252 |
|---|---|
| Total Improvement | $288,252 |
| Market | $1,468,580 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,468,580 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,468,580 |
| Taxable Value | $1,468,580 |
|---|
Appreciation: Market value has risen +153.3% from $579,810 (2021) to $1,468,580 (2025), a CAGR of 26.2% 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 $30,054. 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 80% of market value ($1,180,328 land vs $288,252 improvements), about $143/SF of land. With value concentrated in the land under a ~64-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 $1,468,580, 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 +26.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $4,692,589 by 2030, with an estimated annual tax burden around $44,554. 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 | 3,790 SF | ✗ |
| 1ST | 1st Floor | 2,562 SF | ✓ |
| 501 | CANOPY | 488 SF | ✗ |
| 327 | STORAGE COMM'L | 32 SF | ✓ |
Market value changed by 122% 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% | $13,587.30 | $13,587.30 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,695.61 | $7,695.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,519.58 | $5,519.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,733.26 | $1,733.26 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,518.51 | $1,518.51 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,054.26 | $30,054.26 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,489,447 | $1,468,580 | +1.4% |
| Assessed Value | $1,489,447 | $1,468,580 | +1.4% |
| Land Value | $1,180,328 | $1,180,328 | +0.0% |
| Improvement Value | $309,119 | $288,252 | +7.2% |
| Taxable Value | $1,489,447 | $1,468,580 | +1.4% |
| Total Tax 2026 = estimate |
~$30,481
Estimated
|
~$30,054
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,489,447 | $1,489,447 | +0 (+0.0%) |
| Taxable Value | $1,489,447 | $1,489,447 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,489,447 | $1,180,328 | $309,119 | — | $1,489,447 | $1,489,447 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,468,580 | $1,180,328 | $288,252 | — | $1,468,580 | $1,468,580 | ~$30,054 | Partial |
| 2024 | $1,282,829 | — | — | −$102,501 | $1,180,328 | $— | $27,631 | Verified |
| 2023 | $578,967 | — | — | — | $1,180,328 ! | $— | $23,210 | Verified |
| 2022 | $578,967 | — | — | −$28,147 | $550,820 | $— | $11,434 | Verified |
| 2021 | $579,810 | — | — | −$28,990 | $550,820 | $— | $12,602 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.4% | +1.4% | ~100% | Not available | Partial |
| 2025 | +5.3% | +5.3% | ~100% | Not available | Partial |
| 2024 | +8.7% | +8.7% | ~100% | 1.9800% | Verified |
| 2023 | +121.6% ! | +121.6% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +153.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.4% | +27.5% | +25.8% | +121.6% | 2024 | -0.1% | 2022 |
| Assessment Ratio | 100.0% | 114.3% | — | 203.9% | 2023 | 92.0% | 2024 |
| 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 |
$30,054 | $20,986 | ~$38,319 | $30,054 | 2025 | $11,434 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,852,681 | ~$1,615,438 | ~2.0139% | ~$32,534 | +26.2% |
| 2027 | ~$2,337,241 | ~$1,776,982 | ~1.9814% | ~$35,209 | +59.1% |
| 2028 | ~$2,948,537 | ~$1,954,680 | ~1.9488% | ~$38,094 | +100.8% |
| 2029 | ~$3,719,714 | ~$2,150,148 | ~1.9163% | ~$41,203 | +153.3% |
| 2030 | ~$4,692,589 | ~$2,365,163 | ~1.8837% | ~$44,554 | +219.5% |
| 2026 | ~$1,823,309 | ~$1,615,438 | ~2.0465% | ~$33,060 | +24.2% |
| 2027 | ~$2,263,722 | ~$1,776,982 | ~2.0465% | ~$36,366 | +54.1% |
| 2028 | ~$2,810,514 | ~$1,954,680 | ~2.0465% | ~$40,002 | +91.4% |
| 2029 | ~$3,489,381 | ~$2,150,148 | ~2.0465% | ~$44,002 | +137.6% |
| 2030 | ~$4,332,226 | ~$2,365,163 | ~2.0465% | ~$48,403 | +195.0% |
| 2026 | ~$1,882,052 | ~$1,615,438 | ~1.9977% | ~$32,271 | +28.2% |
| 2027 | ~$2,411,936 | ~$1,776,982 | ~1.9488% | ~$34,631 | +64.2% |
| 2028 | ~$3,091,006 | ~$1,954,680 | ~1.9000% | ~$37,139 | +110.5% |
| 2029 | ~$3,961,266 | ~$2,150,148 | ~1.8512% | ~$39,803 | +169.7% |
| 2030 | ~$5,076,543 | ~$2,365,163 | ~1.8024% | ~$42,629 | +245.7% |
In 2025, this property's market value of $1,468,580 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +4% 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 | $1,468,580 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,282,829 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $578,967 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $578,967 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $579,810 | $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.