1509 W 38 1/2 ST 4 TX 78751
| Owner | MILLER JOHN CALHOUN |
|---|---|
| Parcel ID | 0119000820 |
| Short ID | 455385 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,052 SF |
| Land SF | 11,936 SF |
| Acres | 0.274 |
| Year Built | 1982 |
| Legal | UNT 4 1509 WEST 38 1/2 ST CONDOMINIUM PLUS 27.06% INTEREST IN COMMON AREA |
| Neighborhood | 23NC01 |
| Land | $716,100 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $716,100 |
| Improvement | $701,300 |
|---|---|
| Total Improvement | $701,300 |
| Market | $1,417,400 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,417,400 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,417,400 |
| Taxable Value | $1,417,400 |
|---|
Appreciation: Market value has risen +30.5% from $1,086,480 (2021) to $1,417,400 (2025), a CAGR of 6.9% 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 $29,007. 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 51% of market value ($716,100 land vs $701,300 improvements), about $60/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,417,400, 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 +6.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,976,200 by 2030, with an estimated annual tax burden around $37,227. 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 |
|---|---|---|---|
| 1ST | 1st Floor | 1,052 SF | ✓ |
| SO | Sketch Only | 1,026 SF | ✗ |
| 091 | HVAC COMMRCL TON | 2 SF | ✗ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 455385 | MILLER JOHN CALHOUN & JEANNINE | 1509 38 1/2 ST 1 78751 | $378,570 | $378,570 | $378,570 |
| 455386 | MILLER JOHN CALHOUN & JEANNINE | 1509 38 1/2 ST 2 78751 | $415,245 | $415,245 | $415,245 |
| 455387 | MILLER JOHN CALHOUN & JEANNINE | 1509 38 1/2 ST 3 78751 | $336,080 | $336,080 | $336,080 |
| 455388 | MILLER JEANNINE ARBON | 1509 38 1/2 ST 4 78751 | $403,272 | $403,272 | $403,272 |
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% | $13,113.79 | $13,113.79 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,427.42 | $7,427.42 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,327.23 | $5,327.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,672.86 | $1,672.86 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,465.59 | $1,465.59 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $29,006.89 | $29,006.89 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,533,167 | $1,417,400 | +8.2% |
| Assessed Value | $1,533,167 | $1,417,400 | +8.2% |
| Land Value | $716,100 | $716,100 | +0.0% |
| Improvement Value | $817,067 | $701,300 | +16.5% |
| Taxable Value | $1,533,167 | $1,417,400 | +8.2% |
| Total Tax 2026 = estimate |
~$31,376
Estimated
|
~$29,007
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,803,726 | $1,533,167 | -270,559 (-15.0%) |
| Taxable Value | $1,700,880 | $1,533,167 | -167,713 (-9.9%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,533,167 | $716,100 | $817,067 | — | $1,533,167 | $1,533,167 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,417,400 | $716,100 | $701,300 | — | $1,417,400 | $1,417,400 | ~$29,007 | Partial |
| 2024 | $1,443,336 | — | — | −$727,236 | $716,100 | $— | $30,064 | Verified |
| 2023 | $1,186,500 | — | — | −$470,400 | $716,100 | $— | $26,114 | Verified |
| 2022 | $1,089,187 | — | — | −$373,087 | $716,100 | $— | $23,432 | Verified |
| 2021 | $1,086,480 | — | — | −$370,380 | $716,100 | $— | $23,708 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.8% | +20.0% | 95.4% | Not available | Partial |
| 2025 | -5.6% | -5.6% | ~100% | Not available | Partial |
| 2024 | +0.3% | +0.3% | ~100% | 1.9800% | Verified |
| 2023 | +27.1% | +27.1% | ~100% | 1.7300% | Verified |
| 2022 | +4.4% | +4.4% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +25.6% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.2% | +7.4% | +5.3% | +21.6% | 2024 | -1.8% | 2025 |
| Assessment Ratio | 100.0% | 73.6% | — | 100.0% | 2025 | 49.6% | 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 |
$29,007 | $26,465 | ~$33,793 | $30,064 | 2024 | $23,432 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,514,817 | ~$1,514,817 | ~2.0139% | ~$30,507 | +6.9% |
| 2027 | ~$1,618,929 | ~$1,618,929 | ~1.9814% | ~$32,077 | +14.2% |
| 2028 | ~$1,730,197 | ~$1,730,197 | ~1.9488% | ~$33,719 | +22.1% |
| 2029 | ~$1,849,112 | ~$1,849,112 | ~1.9163% | ~$35,434 | +30.5% |
| 2030 | ~$1,976,200 | ~$1,976,200 | ~1.8837% | ~$37,227 | +39.4% |
| 2026 | ~$1,486,469 | ~$1,486,469 | ~2.0465% | ~$30,420 | +4.9% |
| 2027 | ~$1,558,903 | ~$1,558,903 | ~2.0465% | ~$31,903 | +10.0% |
| 2028 | ~$1,634,867 | ~$1,634,867 | ~2.0465% | ~$33,457 | +15.3% |
| 2029 | ~$1,714,533 | ~$1,714,533 | ~2.0465% | ~$35,088 | +21.0% |
| 2030 | ~$1,798,081 | ~$1,798,081 | ~2.0465% | ~$36,797 | +26.9% |
| 2026 | ~$1,543,165 | ~$1,543,165 | ~1.9977% | ~$30,827 | +8.9% |
| 2027 | ~$1,680,089 | ~$1,680,089 | ~1.9488% | ~$32,742 | +18.5% |
| 2028 | ~$1,829,161 | ~$1,829,161 | ~1.9000% | ~$34,754 | +29.1% |
| 2029 | ~$1,991,461 | ~$1,991,461 | ~1.8512% | ~$36,866 | +40.5% |
| 2030 | ~$2,168,162 | ~$2,168,162 | ~1.8024% | ~$39,078 | +53.0% |
In 2025, this property's market value of $1,417,400 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -0% 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 | $1,417,400 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,443,336 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,186,500 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,089,187 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,086,480 | $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.