208 BARTON SPRINGS RD TX 78704
| Owner | HHR AUSTIN LLC |
|---|---|
| Parcel ID | 0203000221 |
| Short ID | 799822 |
| Type | Real |
| Use Code | 34 Hotel — Full Service |
| Valuation | Income |
| Improvement SF | 114,092 SF |
| Land SF | 271,858 SF |
| Acres | 6.241 |
| Year Built | 2013 |
| Legal | LOT 2 LADY BIRD LAKE WATER FRONT |
| Neighborhood | 34SC1 |
| Land | $85,362,746 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $85,362,746 |
| Improvement | $9,637,254 |
|---|---|
| Total Improvement | $9,637,254 |
| Market | $95,000,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $95,000,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $95,000,000 |
| Taxable Value | $95,000,000 |
|---|
Appreciation: Market value has risen +4.6% from $90,844,292 (2021) to $95,000,000 (2025), a CAGR of 1.1% over 4 years. Growth has been relatively flat for this asset class. 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 lagged 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 $1,944,161. Austin ISD is the largest single contributor, at 43.3% 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 90% of market value ($85,362,746 land vs $9,637,254 improvements), about $314/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $95,000,000, 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 +1.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $100,462,980 by 2030, with an estimated annual tax burden around $1,892,464. 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.
17 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 304,184 SF | ✗ |
| ADDL | Additional Floor | 216,395 SF | ✓ |
| SO | Sketch Only | 209,156 SF | ✗ |
| 187 | PARKING GARAGE | 207,696 SF | ✓ |
| 551 | PAVED AREA | 100,000 SF | ✗ |
| 1ST | 1st Floor | 62,304 SF | ✓ |
| 2ND | 2nd Floor | 51,787 SF | ✓ |
| LOBBY | Lobby | 17,188 SF | ✓ |
| 611 | TERRACE | 4,048 SF | ✗ |
| 501 | CANOPY | 3,256 SF | ✗ |
| 511 | DECK | 1,345 SF | ✗ |
| 601 | POOL COMM'L | 1,116 SF | ✗ |
| 407 | LOADING DOCK | 615 SF | ✓ |
| 327 | STORAGE COMM'L | 172 SF | ✓ |
| 482 | LIGHT POLES | 18 SF | ✓ |
| 305 | BALCONY FV | 1 SF | ✓ |
| 333 | MECHANICAL RM FV | 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% | $786,420.00 | $786,420.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $445,414.45 | $445,414.45 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $319,468.25 | $319,468.25 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $100,319.55 | $100,319.55 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $87,890.00 | $87,890.00 | Paid |
| P2U | — | — | — | — | — | — | $78,162.50 | $78,162.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $1,817,674.75 | $1,817,674.75 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $95,000,000 | $95,000,000 | +0.0% |
| Assessed Value | $95,000,000 | $95,000,000 | +0.0% |
| Land Value | $85,362,746 | $85,362,746 | +0.0% |
| Improvement Value | $9,637,254 | $9,637,254 | +0.0% |
| Taxable Value | $95,000,000 | $95,000,000 | +0.0% |
| Total Tax 2026 = estimate |
~$1,944,161
Estimated
|
~$1,817,675
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $100,583,362 | $95,000,000 | -5,583,362 (-5.6%) |
| Taxable Value | $100,583,362 | $95,000,000 | -5,583,362 (-5.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $95,000,000 | $85,362,746 | $9,637,254 | — | $95,000,000 | $95,000,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $95,000,000 | $85,362,746 | $9,637,254 | — | $95,000,000 | $95,000,000 | ~$1,817,675 | Partial |
| 2024 | $68,587,060 | — | — | −$17,625,500 | $50,961,560 | $— | $1,768,149 | Verified |
| 2023 | $76,044,292 | — | — | −$25,079,092 | $50,965,200 | $— | $1,303,890 | Verified |
| 2022 | $69,954,292 | — | — | −$46,431,892 | $23,522,400 | $— | $1,582,868 | Verified |
| 2021 | $90,844,292 | — | — | −$67,321,892 | $23,522,400 | $— | $1,592,135 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +5.9% | +5.9% | ~100% | Not available | Partial |
| 2025 | +5.1% | +5.1% | ~100% | Not available | Partial |
| 2024 | +31.8% | +31.8% | ~100% | 1.9600% | Verified |
| 2023 | -16.0% | -16.0% | ~100% | 1.9000% | Verified |
| 2022 | +16.7% | +16.7% | ~100% | 1.9400% | Verified |
| 2021 | base year | — | ~100% | 1.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +35.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +2.9% | +1.1% | +38.5% | 2025 | -23.0% | 2022 |
| Assessment Ratio | 100.0% | 66.8% | — | 100.0% | 2025 | 25.9% | 2021 |
| Effective Tax Rate (2025) | 1.9100% | 1.9100% | — | 1.9100% | 2025 | 1.9100% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,817,675 | $1,612,943 | ~$1,914,085 | $1,817,675 | 2025 | $1,303,890 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$96,068,298 | ~$96,068,298 | ~2.0139% | ~$1,934,755 | +1.1% |
| 2027 | ~$97,148,609 | ~$97,148,609 | ~1.9814% | ~$1,924,891 | +2.3% |
| 2028 | ~$98,241,068 | ~$98,241,068 | ~1.9488% | ~$1,914,561 | +3.4% |
| 2029 | ~$99,345,813 | ~$99,345,813 | ~1.9163% | ~$1,903,755 | +4.6% |
| 2030 | ~$100,462,980 | ~$100,462,980 | ~1.8837% | ~$1,892,464 | +5.8% |
| 2026 | ~$94,168,298 | ~$94,168,298 | ~2.0465% | ~$1,927,140 | -0.9% |
| 2027 | ~$93,343,877 | ~$93,343,877 | ~2.0465% | ~$1,910,268 | -1.7% |
| 2028 | ~$92,526,674 | ~$92,526,674 | ~2.0465% | ~$1,893,545 | -2.6% |
| 2029 | ~$91,716,625 | ~$91,716,625 | ~2.0465% | ~$1,876,967 | -3.5% |
| 2030 | ~$90,913,668 | ~$90,913,668 | ~2.0465% | ~$1,860,535 | -4.3% |
| 2026 | ~$97,968,298 | ~$97,968,298 | ~1.9977% | ~$1,957,076 | +3.1% |
| 2027 | ~$101,029,341 | ~$101,029,341 | ~1.9488% | ~$1,968,900 | +6.3% |
| 2028 | ~$104,186,027 | ~$104,186,027 | ~1.9000% | ~$1,979,552 | +9.7% |
| 2029 | ~$107,441,344 | ~$107,441,344 | ~1.8512% | ~$1,988,948 | +13.1% |
| 2030 | ~$110,798,375 | ~$110,798,375 | ~1.8024% | ~$1,996,998 | +16.6% |
In 2025, this property's market value of $95,000,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 67× 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 | $95,000,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $68,587,060 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $76,044,292 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $69,954,292 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $90,844,292 | $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.