3825 LAKE AUSTIN BLVD TX 78703
| Owner | OYSTER BOAT TOWN LANDING LTD |
|---|---|
| Parcel ID | 0116090104 |
| Short ID | 116347 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 27,594 SF |
| Land SF | 113,942 SF |
| Acres | 2.616 |
| Year Built | 1993 |
| Legal | LOTS 1-11 BLK 1 LAKE ADDN IMP ONLY |
| Neighborhood | 43CEN |
| Land | $11,394,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $11,394,200 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $9,137,534 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $9,137,534 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $9,137,534 |
| Taxable Value | $9,137,534 |
|---|
Appreciation: Market value has risen +199.0% from $3,056,073 (2021) to $9,137,534 (2025), a CAGR of 31.5% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), 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 $186,998. 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 125% of market value ($11,394,200 land vs $0 improvements), about $100/SF of land. With value concentrated in the land under a ~33-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 $9,137,534, 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 +31.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $35,926,144 by 2030, with an estimated annual tax burden around $277,213. 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 |
|---|---|---|---|
| SO | Sketch Only | 35,640 SF | ✗ |
| 491 | SPRINKLER HEADS | 27,295 SF | ✗ |
| 1ST | 1st Floor | 24,370 SF | ✓ |
| 551 | PAVED AREA | 24,000 SF | ✗ |
| 511 | DECK | 22,568 SF | ✗ |
| 2ND | 2nd Floor | 3,224 SF | ✓ |
| 501 | CANOPY | 2,921 SF | ✗ |
| 611 | TERRACE | 574 SF | ✗ |
| 327 | STORAGE COMM'L | 225 SF | ✓ |
| 581C | STORAGE ATT COMM | 40 SF | ✓ |
| 482 | LIGHT POLES | 11 SF | ✓ |
| 521 | FIREPLACE | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 116347 | UNIVERSITY OF TEXAS | 3825 LAKE AUSTIN BLVD 78703 | $11,394,200 | $11,394,200 | $11,394,200 |
| 776212 | OYSTER BOAT TOWN LANDING LTD | 3825 LAKE AUSTIN BLVD 78703 | $336,590 | $336,590 | $336,590 |
Market value changed by 94% in 2022, 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% | $81,591.23 | $81,591.23 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $46,211.84 | $46,211.84 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $33,144.90 | $33,144.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10,408.18 | $10,408.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $9,118.61 | $9,118.61 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $180,474.76 | $180,474.76 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $11,730,790 | $9,137,534 | +28.4% |
| Assessed Value | $11,730,790 | $9,137,534 | +28.4% |
| Land Value | $11,394,200 | $11,394,200 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $11,730,790 | $9,137,534 | +28.4% |
| Total Tax 2026 = estimate |
~$240,069
Estimated
|
~$180,475
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $11,730,790 | $11,730,790 | +0 (+0.0%) |
| Taxable Value | $11,730,790 | $11,730,790 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $11,730,790 | $11,394,200 | — | — | $11,730,790 | $11,730,790 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $9,137,534 | $11,394,200 | — | — | $9,137,534 | $9,137,534 | ~$180,475 | Partial |
| 2024 | $500,000 | — | — | — | $2,825,400 ! | $— | $180,345 | Verified |
| 2023 | $500,000 | — | — | — | $2,825,400 ! | $— | $162,832 | Verified |
| 2022 | $500,000 | — | — | — | $2,825,400 ! | $— | $177,743 | Verified |
| 2021 | $3,056,073 | — | — | −$230,250 | $2,825,823 | $— | $195,901 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -47.2% | -47.2% | ~100% | Not available | Partial |
| 2025 | +0.6% | +6.3% | ~100% | Not available | Partial |
| 2024 | +26.7% | +20.0% | 94.7% | 1.9700% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8100% | Verified |
| 2022 | -94.1% ! | -94.1% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 6.4100% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -92.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +28.4% | +334.5% | +25.7% | +1727.5% | 2025 | -83.6% | 2022 |
| Assessment Ratio | 100.0% | 331.3% | — | 565.1% | 2022 | 92.5% | 2021 |
| Effective Tax Rate (2025) | 1.0200% | 1.0200% | — | 1.0200% | 2025 | 1.0200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$180,475 | $179,459 | ~$238,419 | $195,901 | 2021 | $162,832 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$12,015,596 | ~$10,051,287 | ~2.0139% | ~$202,427 | +31.5% |
| 2027 | ~$15,800,166 | ~$11,056,416 | ~1.9814% | ~$219,070 | +72.9% |
| 2028 | ~$20,776,767 | ~$12,162,058 | ~1.9488% | ~$237,019 | +127.4% |
| 2029 | ~$27,320,855 | ~$13,378,264 | ~1.9163% | ~$256,366 | +199.0% |
| 2030 | ~$35,926,144 | ~$14,716,090 | ~1.8837% | ~$277,213 | +293.2% |
| 2026 | ~$11,832,846 | ~$10,051,287 | ~2.0465% | ~$205,698 | +29.5% |
| 2027 | ~$15,323,197 | ~$11,056,416 | ~2.0465% | ~$226,268 | +67.7% |
| 2028 | ~$19,843,103 | ~$12,162,058 | ~2.0465% | ~$248,895 | +117.2% |
| 2029 | ~$25,696,251 | ~$13,378,264 | ~2.0465% | ~$273,784 | +181.2% |
| 2030 | ~$33,275,911 | ~$14,716,090 | ~2.0465% | ~$301,163 | +264.2% |
| 2026 | ~$12,198,347 | ~$10,051,287 | ~1.9977% | ~$200,791 | +33.5% |
| 2027 | ~$16,284,445 | ~$11,056,416 | ~1.9488% | ~$215,472 | +78.2% |
| 2028 | ~$21,739,269 | ~$12,162,058 | ~1.9000% | ~$231,081 | +137.9% |
| 2029 | ~$29,021,303 | ~$13,378,264 | ~1.8512% | ~$247,658 | +217.6% |
| 2030 | ~$38,742,610 | ~$14,716,090 | ~1.8024% | ~$265,239 | +324.0% |
In 2025, this property's market value of $9,137,534 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 6× 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 | $9,137,534 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $500,000 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $500,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $500,000 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $3,056,073 | $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.