2509 WESTLAKE DR AUSTIN, TX 78746
| Owner | WEST LAKE BEACH L L C |
|---|---|
| Parcel ID | 0121090308 |
| Short ID | 120975 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 3,374 SF |
| Land SF | 123,695 SF |
| Acres | 2.840 |
| Year Built | 1954 |
| Legal | ADJ E PT OF LOT 38-40 LAKE SHORE ADDN ABS 21 SUR 1 SPARKS W |
| Neighborhood | 95AUSTIN |
| Land | $4,158,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $4,158,000 |
| Improvement | $2,000 |
|---|---|
| Total Improvement | $2,000 |
| Market | $4,160,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $4,160,000 |
| Value Limitation Adjustment (−) (homestead cap) | −$2,302,174 |
| Net Appraised (assessed) | $1,857,826 |
| Taxable Value | $1,857,826 |
|---|
Appreciation: Market value has risen +168.7% from $1,548,188 (2021) to $4,160,000 (2025), a CAGR of 28.0% 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 1.9535% in 2025 (+0.0367% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $36,292. Eanes ISD is the largest single contributor, at 42.6% of the total 2025 levy.
Assessment Gap: Assessed value ($1,857,826) is $2,302,174 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($4,158,000 land vs $2,000 improvements), about $34/SF of land. With value concentrated in the land under a ~72-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 $4,160,000, 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 +28.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $14,311,342 by 2030, with an estimated annual tax burden around $50,135. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 501 | CANOPY | 6,701 SF | ✗ |
| 611 | TERRACE | 2,790 SF | ✗ |
| 2ND | 2nd Floor | 1,874 SF | ✓ |
| 1ST | 1st Floor | 1,500 SF | ✓ |
| 327 | STORAGE COMM'L | 746 SF | ✓ |
| 541 | FENCE COMM LF | 300 SF | ✗ |
| 012C | PORCH OPEN 2 COMM | 126 SF | ✗ |
| 472 | BOAT DK STA COV | 45 SF | ✓ |
Market value changed by 169% in 2025, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $15,460.83 | $15,460.83 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $9,735.32 | $9,735.32 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $6,982.55 | $6,982.55 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2,192.66 | $2,192.66 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,920.99 | $1,920.99 | Paid |
| Combined Rate | 2.1758% | 1.9829% | 1.8377% | 1.9168% | 1.9535% | +0.0367% | $36,292.35 | $36,292.35 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $4,160,000 | $4,160,000 | +0.0% |
| Assessed Value | $2,229,391 | $1,857,826 | +20.0% |
| Land Value | $4,158,000 | $4,158,000 | +0.0% |
| Improvement Value | $2,000 | $2,000 | +0.0% |
| Taxable Value | $2,229,391 | $1,857,826 | +20.0% |
| HS Cap Loss | -$1,930,609 | — | |
| Total Tax 2026 = estimate |
~$43,551
Estimated
|
~$36,292
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,160,000 | $4,160,000 | +0 (+0.0%) |
| Taxable Value | $2,229,391 | $2,229,391 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $4,160,000 | $4,158,000 | $2,000 | −$1,930,609 | $2,229,391 | $2,229,391 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $4,160,000 | $4,158,000 | $2,000 | −$2,302,174 | $1,857,826 | $1,857,826 | ~$36,292 | Partial |
| 2024 | $1,548,188 | — | — | — | — | $— | $29,676 | Verified |
| 2023 | $1,548,188 | — | — | — | — | $— | $28,452 | Verified |
| 2022 | $1,548,188 | — | — | — | — | $— | $30,699 | Verified |
| 2021 | $1,548,188 | — | — | −$2,000 | $1,546,188 | $— | $33,685 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +20.0% | 53.6% | Not available | Partial |
| 2025 | +168.7% ! | +20.0% | 44.7% | Not available | Partial |
| 2024 | +0.0% | +0.0% | ~100% | 1.9200% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 1.8400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +168.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +33.7% | +28.0% | +168.7% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 53.6% | 66.1% | — | 99.9% | 2021 | 44.7% | 2025 |
| Effective Tax Rate (2025) | 0.8700% | 0.8700% | — | 0.8700% | 2025 | 0.8700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$36,292 | $31,761 | ~$44,322 | $36,292 | 2025 | $28,452 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$5,326,117 | ~$2,043,609 | ~1.8979% | ~$38,786 | +28.0% |
| 2027 | ~$6,819,117 | ~$2,247,969 | ~1.8423% | ~$41,415 | +63.9% |
| 2028 | ~$8,730,629 | ~$2,472,766 | ~1.7868% | ~$44,183 | +109.9% |
| 2029 | ~$11,177,971 | ~$2,720,043 | ~1.7312% | ~$47,089 | +168.7% |
| 2030 | ~$14,311,342 | ~$2,992,047 | ~1.6756% | ~$50,135 | +244.0% |
| 2026 | ~$5,242,917 | ~$2,043,609 | ~1.9535% | ~$39,922 | +26.0% |
| 2027 | ~$6,607,736 | ~$2,247,969 | ~1.9535% | ~$43,914 | +58.8% |
| 2028 | ~$8,327,840 | ~$2,472,766 | ~1.9535% | ~$48,305 | +100.2% |
| 2029 | ~$10,495,716 | ~$2,720,043 | ~1.9535% | ~$53,136 | +152.3% |
| 2030 | ~$13,227,927 | ~$2,992,047 | ~1.9535% | ~$58,449 | +218.0% |
| 2026 | ~$5,409,317 | ~$2,043,609 | ~1.8701% | ~$38,218 | +30.0% |
| 2027 | ~$7,033,826 | ~$2,247,969 | ~1.7868% | ~$40,166 | +69.1% |
| 2028 | ~$9,146,201 | ~$2,472,766 | ~1.7034% | ~$42,121 | +119.9% |
| 2029 | ~$11,892,958 | ~$2,720,043 | ~1.6200% | ~$44,066 | +185.9% |
| 2030 | ~$15,464,612 | ~$2,992,047 | ~1.5367% | ~$45,978 | +271.7% |
In 2025, this property's market value of $4,160,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +193% 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 | $4,160,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $1,548,188 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,548,188 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,548,188 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,548,188 | $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.