3523 GONZALES ST AUSTIN, TX 78702
| Owner | SAN LUIS HOLDINGS LLC |
|---|---|
| Parcel ID | 0202141108 |
| Short ID | 189995 |
| Type | Real |
| Use Code | 53 Office Small (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 7,870 SF |
| Land SF | 25,733 SF |
| Acres | 0.591 |
| Year Built | 2018 |
| Legal | LOT 11 - 12 LESS W 9FT OF OLT 17 DIV A PIPKIN ADDN NO 4 |
| Neighborhood | 53EAS |
| Land | $1,286,650 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,286,650 |
| Improvement | $2,451,428 |
|---|---|
| Total Improvement | $2,451,428 |
| Market | $3,738,078 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,738,078 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,738,078 |
| Taxable Value | $3,738,078 |
|---|
Appreciation: Market value has risen +83.8% from $2,034,042 (2021) to $3,738,078 (2025), a CAGR of 16.4% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $76,499. 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 34% of market value ($1,286,650 land vs $2,451,428 improvements), about $50/SF of land. Most value sits in the improvements, so building condition, age (~8 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,738,078, 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 +16.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $7,998,507 by 2030, with an estimated annual tax burden around $113,405. 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.
10 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,462 SF | ✗ |
| 1ST | 1st Floor | 4,459 SF | ✓ |
| 2ND | 2nd Floor | 3,411 SF | ✓ |
| 501 | CANOPY | 940 SF | ✗ |
| 095 | HVAC RESIDENTIAL | 832 SF | ✗ |
| 611 | TERRACE | 216 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 88 SF | ✗ |
| 413 | STAIRWAY EXT | 3 SF | ✓ |
| 251 | BATHROOM | 1 SF | ✓ |
| 276 | ELEVATOR COM PAS | 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% | $34,584.70 | $34,584.70 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $19,588.16 | $19,588.16 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,049.38 | $14,049.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,411.79 | $4,411.79 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,865.17 | $3,865.17 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $76,499.20 | $76,499.20 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,263,293 | $3,738,078 | -12.7% |
| Assessed Value | $3,263,293 | $3,738,078 | -12.7% |
| Land Value | $1,286,650 | $1,286,650 | +0.0% |
| Improvement Value | $1,976,643 | $2,451,428 | -19.4% |
| Taxable Value | $3,263,293 | $3,738,078 | -12.7% |
| Total Tax 2026 = estimate |
~$66,783
Estimated
|
~$76,499
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $4,330,680 | $3,263,293 | -1,067,387 (-24.6%) |
| Taxable Value | $4,330,680 | $3,263,293 | -1,067,387 (-24.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,263,293 | $1,286,650 | $1,976,643 | — | $3,263,293 | $3,263,293 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,738,078 | $1,286,650 | $2,451,428 | — | $3,738,078 | $3,738,078 | ~$76,499 | Partial |
| 2024 | $4,470,000 | — | — | — | — | $— | $84,227 | Verified |
| 2023 | $4,470,096 | — | — | — | — | $— | $80,873 | Verified |
| 2022 | $2,931,300 | — | — | — | — | $— | $88,281 | Verified |
| 2021 | $2,034,042 | — | — | −$747,392 | $1,286,650 | $— | $63,805 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +15.9% | +15.9% | ~100% | Not available | Partial |
| 2025 | -12.0% | -12.0% | ~100% | Not available | Partial |
| 2024 | -15.4% | -15.4% | ~100% | 1.9800% | Verified |
| 2023 | +12.4% | +12.4% | ~100% | 1.6100% | Verified |
| 2022 | +52.5% | +52.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 3.1400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +27.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.7% | +13.5% | +19.8% | +52.5% | 2023 | -16.4% | 2025 |
| Assessment Ratio | 100.0% | 87.8% | — | 100.0% | 2025 | 63.3% | 2021 |
| 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 |
$76,499 | $78,737 | ~$97,535 | $88,281 | 2022 | $63,805 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,352,317 | ~$4,111,886 | ~2.0139% | ~$82,811 | +16.4% |
| 2027 | ~$5,067,486 | ~$4,523,074 | ~1.9814% | ~$89,620 | +35.6% |
| 2028 | ~$5,900,172 | ~$4,975,382 | ~1.9488% | ~$96,962 | +57.8% |
| 2029 | ~$6,869,685 | ~$5,472,920 | ~1.9163% | ~$104,877 | +83.8% |
| 2030 | ~$7,998,507 | ~$6,020,212 | ~1.8837% | ~$113,405 | +114.0% |
| 2026 | ~$4,277,555 | ~$4,111,886 | ~2.0465% | ~$84,149 | +14.4% |
| 2027 | ~$4,894,889 | ~$4,523,074 | ~2.0465% | ~$92,564 | +30.9% |
| 2028 | ~$5,601,316 | ~$4,975,382 | ~2.0465% | ~$101,820 | +49.8% |
| 2029 | ~$6,409,694 | ~$5,472,920 | ~2.0465% | ~$112,002 | +71.5% |
| 2030 | ~$7,334,737 | ~$6,020,212 | ~2.0465% | ~$123,203 | +96.2% |
| 2026 | ~$4,427,078 | ~$4,111,886 | ~1.9977% | ~$82,142 | +18.4% |
| 2027 | ~$5,243,074 | ~$4,523,074 | ~1.9488% | ~$88,147 | +40.3% |
| 2028 | ~$6,209,474 | ~$4,975,382 | ~1.9000% | ~$94,533 | +66.1% |
| 2029 | ~$7,354,000 | ~$5,472,920 | ~1.8512% | ~$101,314 | +96.7% |
| 2030 | ~$8,709,485 | ~$6,020,212 | ~1.8024% | ~$108,507 | +133.0% |
In 2025, this property's market value of $3,738,078 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — +164% 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 | $3,738,078 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $4,470,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $4,470,096 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $2,931,300 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,034,042 | $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.