312 BARTON SPRINGS RD TX 78704
| Owner | 306 & 312 BARTON SPRINGS LP |
|---|---|
| Parcel ID | 0203000207 |
| Short ID | 190728 |
| Type | Real |
| Use Code | 32 Restaurant |
| Valuation | Income |
| Improvement SF | 3,524 SF |
| Land SF | 13,547 SF |
| Acres | 0.311 |
| Year Built | 1950 |
| Legal | 70 X 176 FT OF LOTS 2F & 3F SWISHER ADDN |
| Neighborhood | 32CEN |
| Land | $3,115,847 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,115,847 |
| Improvement | $131,302 |
|---|---|
| Total Improvement | $131,302 |
| Market | $3,247,149 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,247,149 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,247,149 |
| Taxable Value | $3,247,149 |
|---|
Appreciation: Market value has risen +57.6% from $2,059,867 (2021) to $3,247,149 (2025), a CAGR of 12.1% over 4 years. This is strong appreciation — well above typical inflation. 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 $66,452. Austin ISD is the largest single contributor, at 43.5% 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 96% of market value ($3,115,847 land vs $131,302 improvements), about $230/SF of land. With value concentrated in the land under a ~76-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 $3,247,149, this parcel sits in the upper-middle (50th–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 +12.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,735,628 by 2030, with an estimated annual tax burden around $98,512. 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.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,000 SF | ✗ |
| 1ST | 1st Floor | 3,524 SF | ✓ |
| 611 | TERRACE | 1,032 SF | ✗ |
| 501 | CANOPY | 152 SF | ✗ |
| 482 | LIGHT POLES | 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% | $30,042.62 | $30,042.62 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $17,015.61 | $17,015.61 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $12,204.25 | $12,204.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,832.38 | $3,832.38 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,357.55 | $3,357.55 | Paid |
| P2U | — | — | — | — | — | — | $2,541.11 | $2,541.11 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $68,993.52 | $68,993.52 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,186,312 | $3,247,149 | -1.9% |
| Assessed Value | $3,186,312 | $3,247,149 | -1.9% |
| Land Value | $3,115,847 | $3,115,847 | +0.0% |
| Improvement Value | $70,465 | $131,302 | -46.3% |
| Taxable Value | $3,186,312 | $3,247,149 | -1.9% |
| Total Tax 2026 = estimate |
~$65,207
Estimated
|
~$68,994
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,186,312 | $3,186,312 | +0 (+0.0%) |
| Taxable Value | $3,186,312 | $3,186,312 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,186,312 | $3,115,847 | $70,465 | — | $3,186,312 | $3,186,312 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,247,149 | $3,115,847 | $131,302 | — | $3,247,149 | $3,247,149 | ~$68,994 | Partial |
| 2024 | $3,050,000 | — | — | — | $3,115,847 ! | $— | $65,543 | Verified |
| 2023 | $2,100,000 | — | — | — | $3,050,000 ! | $— | $57,541 | Verified |
| 2022 | $2,130,182 | — | — | −$98,108 | $2,032,074 | $— | $43,073 | Verified |
| 2021 | $2,059,867 | — | — | −$27,793 | $2,032,074 | $— | $46,367 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -1.9% | -1.9% | ~100% | Not available | Partial |
| 2025 | +2.0% | +2.0% | ~100% | Not available | Partial |
| 2024 | +4.3% | +4.3% | ~100% | 2.0600% | Verified |
| 2023 | +45.2% | +45.2% | ~100% | 1.8900% | Verified |
| 2022 | -1.4% | -1.4% | ~100% | 2.0500% | Verified |
| 2021 | base year | — | ~100% | 2.2500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +52.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -1.9% | +10.4% | +12.5% | +45.2% | 2024 | -1.9% | 2026 |
| Assessment Ratio | 100.0% | 106.9% | — | 145.2% | 2023 | 95.4% | 2022 |
| Effective Tax Rate (2025) | 2.1200% | 2.1200% | — | 2.1200% | 2025 | 2.1200% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$68,994 | $56,304 | ~$84,726 | $68,994 | 2025 | $43,073 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,638,463 | ~$3,571,864 | ~2.0139% | ~$71,935 | +12.1% |
| 2027 | ~$4,076,935 | ~$3,929,050 | ~1.9814% | ~$77,850 | +25.6% |
| 2028 | ~$4,568,246 | ~$4,321,955 | ~1.9488% | ~$84,228 | +40.7% |
| 2029 | ~$5,118,766 | ~$4,754,151 | ~1.9163% | ~$91,103 | +57.6% |
| 2030 | ~$5,735,628 | ~$5,229,566 | ~1.8837% | ~$98,512 | +76.6% |
| 2026 | ~$3,573,520 | ~$3,571,864 | ~2.0465% | ~$73,098 | +10.1% |
| 2027 | ~$3,932,695 | ~$3,929,050 | ~2.0465% | ~$80,407 | +21.1% |
| 2028 | ~$4,327,970 | ~$4,321,955 | ~2.0465% | ~$88,448 | +33.3% |
| 2029 | ~$4,762,975 | ~$4,754,151 | ~2.0465% | ~$97,293 | +46.7% |
| 2030 | ~$5,241,702 | ~$5,229,566 | ~2.0465% | ~$107,022 | +61.4% |
| 2026 | ~$3,703,406 | ~$3,571,864 | ~1.9977% | ~$71,354 | +14.1% |
| 2027 | ~$4,223,772 | ~$3,929,050 | ~1.9488% | ~$76,571 | +30.1% |
| 2028 | ~$4,817,254 | ~$4,321,955 | ~1.9000% | ~$82,118 | +48.4% |
| 2029 | ~$5,494,127 | ~$4,754,151 | ~1.8512% | ~$88,009 | +69.2% |
| 2030 | ~$6,266,107 | ~$5,229,566 | ~1.8024% | ~$94,256 | +93.0% |
In 2025, this property's market value of $3,247,149 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +129% 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 | $3,247,149 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $3,050,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $2,100,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $2,130,182 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $2,059,867 | $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.