2500 LAKE AUSTIN BLVD TX 78703
| Owner | MURPHY SUSAN ALICE & LEONARD M |
|---|---|
| Parcel ID | 0110061503 |
| Short ID | 109578 |
| Type | Real |
| Use Code | 20 Small Store (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 2,046 SF |
| Land SF | 11,450 SF |
| Acres | 0.263 |
| Year Built | 1953 |
| Legal | 100 X 114.5 FT AV OF BLK 7 ADAMS DAVID G |
| Neighborhood | 20CEN |
| Land | $1,145,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,145,000 |
| Improvement | $31,122 |
|---|---|
| Total Improvement | $31,122 |
| Market | $1,176,122 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,176,122 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,176,122 |
| Taxable Value | $1,176,122 |
|---|
Appreciation: Market value has fallen -9.8% from $1,304,000 (2021) to $1,176,122 (2025), a CAGR of -2.5% 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 $24,069. 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 97% of market value ($1,145,000 land vs $31,122 improvements), about $100/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 $1,176,122, 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 -2.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,033,763 by 2030, with an estimated annual tax burden around $19,473. 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.
3 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,744 SF | ✗ |
| 1ST | 1st Floor | 2,046 SF | ✓ |
| 501 | CANOPY | 460 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% | $10,881.48 | $10,881.48 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,163.08 | $6,163.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,420.40 | $4,420.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,388.09 | $1,388.09 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,216.11 | $1,216.11 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,069.16 | $24,069.16 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,186,083 | $1,176,122 | +0.8% |
| Assessed Value | $1,186,083 | $1,176,122 | +0.8% |
| Land Value | $1,145,000 | $1,145,000 | +0.0% |
| Improvement Value | $41,083 | $31,122 | +32.0% |
| Taxable Value | $1,186,083 | $1,176,122 | +0.8% |
| Total Tax 2026 = estimate |
~$24,273
Estimated
|
~$24,069
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,186,083 | $1,186,083 | +0 (+0.0%) |
| Taxable Value | $1,186,083 | $1,186,083 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,186,083 | $1,145,000 | $41,083 | — | $1,186,083 | $1,186,083 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,176,122 | $1,145,000 | $31,122 | — | $1,176,122 | $1,176,122 | ~$24,069 | Partial |
| 2024 | $1,208,184 | — | — | −$63,184 | $1,145,000 | $— | $23,148 | Verified |
| 2023 | $1,306,107 | — | — | −$161,107 | $1,145,000 | $— | $21,859 | Verified |
| 2022 | $1,305,900 | — | — | −$46,400 | $1,259,500 | $— | $25,795 | Verified |
| 2021 | $1,304,000 | — | — | −$44,500 | $1,259,500 | $— | $28,425 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.8% | +0.8% | ~100% | Not available | Partial |
| 2025 | +0.7% | +0.7% | ~100% | Not available | Partial |
| 2024 | -3.3% | -3.3% | ~100% | 1.9800% | Verified |
| 2023 | -7.5% | -7.5% | ~100% | 1.8100% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -9.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.8% | -1.9% | -2.7% | +0.8% | 2026 | -7.5% | 2024 |
| Assessment Ratio | 100.0% | 95.9% | — | 100.0% | 2025 | 87.7% | 2023 |
| 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 |
$24,069 | $24,659 | ~$21,246 | $28,425 | 2021 | $21,859 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,146,162 | ~$1,146,162 | ~2.0139% | ~$23,083 | -2.5% |
| 2027 | ~$1,116,966 | ~$1,116,966 | ~1.9814% | ~$22,131 | -5.0% |
| 2028 | ~$1,088,513 | ~$1,088,513 | ~1.9488% | ~$21,213 | -7.4% |
| 2029 | ~$1,060,784 | ~$1,060,784 | ~1.9163% | ~$20,328 | -9.8% |
| 2030 | ~$1,033,763 | ~$1,033,763 | ~1.8837% | ~$19,473 | -12.1% |
| 2026 | ~$1,122,640 | ~$1,122,640 | ~2.0465% | ~$22,975 | -4.5% |
| 2027 | ~$1,071,589 | ~$1,071,589 | ~2.0465% | ~$21,930 | -8.9% |
| 2028 | ~$1,022,861 | ~$1,022,861 | ~2.0465% | ~$20,933 | -13.0% |
| 2029 | ~$976,348 | ~$976,348 | ~2.0465% | ~$19,981 | -17.0% |
| 2030 | ~$931,950 | ~$931,950 | ~2.0465% | ~$19,072 | -20.8% |
| 2026 | ~$1,169,685 | ~$1,169,685 | ~1.9977% | ~$23,366 | -0.5% |
| 2027 | ~$1,163,282 | ~$1,163,282 | ~1.9488% | ~$22,670 | -1.1% |
| 2028 | ~$1,156,915 | ~$1,156,915 | ~1.9000% | ~$21,982 | -1.6% |
| 2029 | ~$1,150,583 | ~$1,150,583 | ~1.8512% | ~$21,300 | -2.2% |
| 2030 | ~$1,144,285 | ~$1,144,285 | ~1.8024% | ~$20,624 | -2.7% |
In 2025, this property's market value of $1,176,122 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -17% 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 | $1,176,122 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,208,184 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,306,107 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,305,900 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,304,000 | $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.