1111 W 11 ST TX 78703
| Owner | CHATEAU DE NERPAGE LLC |
|---|---|
| Parcel ID | 0109010611 |
| Short ID | 107002 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 5,663 SF |
| Land SF | 30,006 SF |
| Acres | 0.689 |
| Year Built | 1890 |
| Legal | LOT 2 NICE TURRET NO MOAT SUBD |
| Neighborhood | 59CEN |
| Land | $5,266,053 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $5,266,053 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $4,585,427 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,585,427 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $4,585,427 |
| Exemptions (−) (HT) | −$1,146,357 |
|---|---|
| Taxable Value | $3,439,070 |
Appreciation: Market value has risen +25.8% from $3,644,000 (2021) to $4,585,427 (2025), a CAGR of 5.9% over 4 years. This represents moderate, steady growth. 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 $70,380. Austin ISD is the largest single contributor, at 48.3% 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 115% of market value ($5,266,053 land vs $0 improvements), about $176/SF of land. With value concentrated in the land under a ~136-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 $4,585,427, 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 +5.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $6,111,271 by 2030, with an estimated annual tax burden around $115,121. 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.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 8,850 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 5,663 SF | ✗ |
| 1ST | 1st Floor | 2,221 SF | ✓ |
| 2ND | 2nd Floor | 2,221 SF | ✓ |
| 3RD | 3rd Floor | 1,221 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 1,129 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 233 SF | ✓ |
| 012C | PORCH OPEN 2 COMM | 108 SF | ✗ |
| 501 | CANOPY | 12 SF | ✗ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
| 522C | FIREPLACE COMM | 1 SF | ✓ |
| 539 | FENCE FV | 1 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% | $37,121.33 | $37,121.33 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $18,021.31 | $18,021.31 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,925.57 | $12,925.57 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $4,741.33 | $4,741.33 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,058.89 | $4,058.89 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $76,868.43 | $76,868.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,024,266 | $4,585,427 | +9.6% |
| Assessed Value | $5,024,266 | $4,585,427 | +9.6% |
| Land Value | $5,851,170 | $5,266,053 | +11.1% |
| Improvement Value | — | — | — |
| Taxable Value | $3,287,953 | $3,439,070 | -4.4% |
| Exemptions | HT | HT | |
| Total Tax 2026 = estimate |
~$67,287
Estimated
|
~$76,868
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $7,930,524 | $5,024,266 | -2,906,258 (-36.6%) |
| Taxable Value | $3,766,199 | $3,287,953 | -478,246 (-12.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,024,266 | $5,851,170 | — | — | $5,024,266 | $3,287,953 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,585,427 | $5,266,053 | — | — | $4,585,427 | $3,439,070 | ~$76,868 | Partial |
| 2024 | $4,545,471 | — | — | — | $4,545,471 | $— | $74,114 | Verified |
| 2023 | $3,975,000 | — | — | — | $5,266,053 ! | $— | $67,683 | Verified |
| 2022 | $3,750,000 | — | — | −$590,368 | $3,159,632 | $— | $62,001 | Verified |
| 2021 | $3,644,000 | — | — | −$484,368 | $3,159,632 | $— | $64,904 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +73.0% | +20.0% | 69.4% | Not available | Partial |
| 2025 | +0.9% | +0.9% | ~100% | Not available | Partial |
| 2024 | -29.6% | -29.6% | ~100% | 1.6300% | Verified |
| 2023 | +62.5% | +62.5% | ~100% | 1.0500% | Verified |
| 2022 | +6.0% | +6.0% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.7800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +22.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +9.6% | +6.8% | +4.1% | +14.4% | 2024 | +0.9% | 2025 |
| Assessment Ratio | 100.0% | 100.6% | — | 132.5% | 2023 | 84.3% | 2022 |
| Effective Tax Rate (2025) | 1.6800% | 1.6800% | — | 1.6800% | 2025 | 1.6800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$76,868 | $69,114 | ~$106,318 | $76,868 | 2025 | $62,001 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,856,575 | ~$4,856,575 | ~2.0139% | ~$97,808 | +5.9% |
| 2027 | ~$5,143,758 | ~$5,143,758 | ~1.9814% | ~$101,918 | +12.2% |
| 2028 | ~$5,447,922 | ~$5,447,922 | ~1.9488% | ~$106,171 | +18.8% |
| 2029 | ~$5,770,072 | ~$5,770,072 | ~1.9163% | ~$110,571 | +25.8% |
| 2030 | ~$6,111,271 | ~$6,111,271 | ~1.8837% | ~$115,121 | +33.3% |
| 2026 | ~$4,764,867 | ~$4,764,867 | ~2.0465% | ~$97,512 | +3.9% |
| 2027 | ~$4,951,329 | ~$4,951,329 | ~2.0465% | ~$101,328 | +8.0% |
| 2028 | ~$5,145,087 | ~$5,145,087 | ~2.0465% | ~$105,293 | +12.2% |
| 2029 | ~$5,346,428 | ~$5,346,428 | ~2.0465% | ~$109,414 | +16.6% |
| 2030 | ~$5,555,648 | ~$5,555,648 | ~2.0465% | ~$113,696 | +21.2% |
| 2026 | ~$4,948,284 | ~$4,948,284 | ~1.9977% | ~$98,850 | +7.9% |
| 2027 | ~$5,339,855 | ~$5,339,855 | ~1.9488% | ~$104,065 | +16.5% |
| 2028 | ~$5,762,412 | ~$5,762,412 | ~1.9000% | ~$109,487 | +25.7% |
| 2029 | ~$6,218,406 | ~$6,218,406 | ~1.8512% | ~$115,115 | +35.6% |
| 2030 | ~$6,710,485 | ~$6,710,485 | ~1.8024% | ~$120,948 | +46.3% |
In 2025, this property's market value of $4,585,427 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 3× 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 | $4,585,427 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,545,471 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $3,975,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $3,750,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $3,644,000 | $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.