48 EAST AVE 3202 78701
| Owner | LOVING TIMOTHY & JENNIFER M LOVING |
|---|---|
| Parcel ID | 0203033041 |
| Short ID | 958749 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 450 SF |
| Land SF | 37 SF |
| Acres | 0.001 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 3202 0.2068%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $25,334 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $25,334 |
| Improvement | $407,312 |
|---|---|
| Total Improvement | $407,312 |
| Market | $432,646 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $432,646 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $432,646 |
| Taxable Value | $432,646 |
|---|
Appreciation: Market value has risen +447.9% from $78,971 (2023) to $432,646 (2025), a CAGR of 134.1% over 2 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 +0.2%, 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 $8,854. 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 6% of market value ($25,334 land vs $407,312 improvements), about $685/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $432,646, this parcel sits in the bottom quartile (<25th 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 +134.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $30,394,523 by 2030, with an estimated annual tax burden around $13,126. 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.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 450 SF | ✓ |
Market value changed by 491% in 2023, 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 |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $4,002.84 | $4,002.84 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $2,267.14 | $2,267.14 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,626.08 | $1,626.08 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $510.62 | $510.62 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $447.36 | $447.36 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $8,854.04 | $8,854.04 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $322,369 | $432,646 | -25.5% |
| Assessed Value | $322,369 | $432,646 | -25.5% |
| Land Value | $32,480 | $25,334 | +28.2% |
| Improvement Value | $289,889 | $407,312 | -28.8% |
| Taxable Value | $322,369 | $432,646 | -25.5% |
| Total Tax 2026 = estimate |
~$6,597
Estimated
|
~$8,854
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $322,369 | $322,369 | +0 (+0.0%) |
| Taxable Value | $322,369 | $322,369 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $322,369 | $32,480 | $289,889 | — | $322,369 | $322,369 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $432,646 | $25,334 | $407,312 | — | $432,646 | $432,646 | ~$8,854 | Partial |
| 2024 | $466,425 | — | — | −$441,091 | $25,334 | $— | $9,132 | Verified |
| 2023 | $78,971 | — | — | −$53,637 | $25,334 | $— | $8,439 | Verified |
| 2022 | $— | — | — | — | $18,455 | $— | $1,560 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -25.5% | -25.5% | ~100% | Not available | Partial |
| 2025 | -6.1% | -6.1% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.9800% | Verified |
| 2023 | +490.6% ! | +490.6% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +447.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -25.5% | +152.6% | +150.1% | +490.6% | 2024 | -25.5% | 2026 |
| Assessment Ratio | 100.0% | 59.4% | — | 100.0% | 2025 | 5.4% | 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 |
$8,854 | $8,808 | ~$11,289 | $9,132 | 2024 | $8,439 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,012,664 | ~$475,911 | ~2.0139% | ~$9,585 | +134.1% |
| 2027 | ~$2,370,270 | ~$523,502 | ~1.9814% | ~$10,373 | +447.9% |
| 2028 | ~$5,547,921 | ~$575,852 | ~1.9488% | ~$11,222 | +1182.3% |
| 2029 | ~$12,985,623 | ~$633,437 | ~1.9163% | ~$12,138 | +2901.4% |
| 2030 | ~$30,394,523 | ~$696,781 | ~1.8837% | ~$13,126 | +6925.3% |
| 2026 | ~$1,004,011 | ~$475,911 | ~2.0465% | ~$9,739 | +132.1% |
| 2027 | ~$2,329,936 | ~$523,502 | ~2.0465% | ~$10,713 | +438.5% |
| 2028 | ~$5,406,917 | ~$575,852 | ~2.0465% | ~$11,785 | +1149.7% |
| 2029 | ~$12,547,446 | ~$633,437 | ~2.0465% | ~$12,963 | +2800.2% |
| 2030 | ~$29,117,963 | ~$696,781 | ~2.0465% | ~$14,260 | +6630.2% |
| 2026 | ~$1,021,317 | ~$475,911 | ~1.9977% | ~$9,507 | +136.1% |
| 2027 | ~$2,410,949 | ~$523,502 | ~1.9488% | ~$10,202 | +457.3% |
| 2028 | ~$5,691,356 | ~$575,852 | ~1.9000% | ~$10,941 | +1215.5% |
| 2029 | ~$13,435,178 | ~$633,437 | ~1.8512% | ~$11,726 | +3005.4% |
| 2030 | ~$31,715,467 | ~$696,781 | ~1.8024% | ~$12,559 | +7230.6% |
In 2025, this property's market value of $432,646 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -69% 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 | $432,646 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $466,425 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $78,971 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
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.