863 AIRPORT BLVD TX 78702
| Owner | 7-ELEVEN INC |
|---|---|
| Parcel ID | 0203180316 |
| Short ID | 191269 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 4,025 SF |
| Land SF | 35,062 SF |
| Acres | 0.805 |
| Year Built | 1973 |
| Legal | LOT 2 * LESS N 205 SQ FT B SQUARE ADDN |
| Neighborhood | 30CEN |
| Land | $2,804,960 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $2,804,960 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $2,804,960 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $2,804,960 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $2,804,960 |
| Taxable Value | $2,804,960 |
|---|
Appreciation: Market value has risen +173.7% from $1,025,000 (2021) to $2,804,960 (2025), a CAGR of 28.6% 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 $57,403. 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 100% of market value ($2,804,960 land vs $0 improvements), about $80/SF of land. With value concentrated in the land under a ~53-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 $2,804,960, 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 +28.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $9,872,569 by 2030, with an estimated annual tax burden around $85,096. 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.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 6,000 SF | ✗ |
| 1ST | 1st Floor | 4,025 SF | ✓ |
| 501 | CANOPY | 2,600 SF | ✗ |
| 611 | TERRACE | 920 SF | ✗ |
Market value changed by 117% 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% | $25,951.49 | $25,951.49 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $14,698.47 | $14,698.47 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $10,542.30 | $10,542.30 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $3,310.50 | $3,310.50 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $2,900.33 | $2,900.33 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $57,403.09 | $57,403.09 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,821,127 | $2,804,960 | +0.6% |
| Assessed Value | $2,821,127 | $2,804,960 | +0.6% |
| Land Value | $2,804,960 | $2,804,960 | +0.0% |
| Improvement Value | $16,167 | — | — |
| Taxable Value | $2,821,127 | $2,804,960 | +0.6% |
| Total Tax 2026 = estimate |
~$57,734
Estimated
|
~$57,403
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,821,127 | $2,821,127 | +0 (+0.0%) |
| Taxable Value | $2,821,127 | $2,821,127 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,821,127 | $2,804,960 | $16,167 | — | $2,821,127 | $2,821,127 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $2,804,960 | $2,804,960 | — | — | $2,804,960 | $2,804,960 | ~$57,403 | Partial |
| 2024 | $2,753,000 | — | — | — | $2,804,960 ! | $— | $55,589 | Verified |
| 2023 | $1,268,457 | — | — | — | $2,753,000 ! | $— | $49,809 | Verified |
| 2022 | $1,236,372 | — | — | −$184,512 | $1,051,860 | $— | $25,051 | Verified |
| 2021 | $1,025,000 | — | — | −$148,450 | $876,550 | $— | $26,912 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.6% | +0.6% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +1.9% | +1.9% | ~100% | 1.9800% | Verified |
| 2023 | +117.0% ! | +117.0% | ~100% | 1.8100% | Verified |
| 2022 | +2.6% | +2.6% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.6300% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +126.9% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.6% | +28.5% | +28.5% | +117.0% | 2024 | +0.6% | 2026 |
| Assessment Ratio | 100.0% | 114.9% | — | 217.0% | 2023 | 85.1% | 2022 |
| 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 |
$57,403 | $42,953 | ~$73,188 | $57,403 | 2025 | $25,051 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$3,607,675 | ~$3,085,456 | ~2.0139% | ~$62,139 | +28.6% |
| 2027 | ~$4,640,108 | ~$3,394,002 | ~1.9814% | ~$67,248 | +65.4% |
| 2028 | ~$5,967,999 | ~$3,733,402 | ~1.9488% | ~$72,758 | +112.8% |
| 2029 | ~$7,675,903 | ~$4,106,742 | ~1.9163% | ~$78,697 | +173.7% |
| 2030 | ~$9,872,569 | ~$4,517,416 | ~1.8837% | ~$85,096 | +252.0% |
| 2026 | ~$3,551,576 | ~$3,085,456 | ~2.0465% | ~$63,143 | +26.6% |
| 2027 | ~$4,496,923 | ~$3,394,002 | ~2.0465% | ~$69,458 | +60.3% |
| 2028 | ~$5,693,900 | ~$3,733,402 | ~2.0465% | ~$76,404 | +103.0% |
| 2029 | ~$7,209,484 | ~$4,106,742 | ~2.0465% | ~$84,044 | +157.0% |
| 2030 | ~$9,128,482 | ~$4,517,416 | ~2.0465% | ~$92,448 | +225.4% |
| 2026 | ~$3,663,774 | ~$3,085,456 | ~1.9977% | ~$61,637 | +30.6% |
| 2027 | ~$4,785,537 | ~$3,394,002 | ~1.9488% | ~$66,144 | +70.6% |
| 2028 | ~$6,250,758 | ~$3,733,402 | ~1.9000% | ~$70,935 | +122.8% |
| 2029 | ~$8,164,595 | ~$4,106,742 | ~1.8512% | ~$76,024 | +191.1% |
| 2030 | ~$10,664,405 | ~$4,517,416 | ~1.8024% | ~$81,421 | +280.2% |
In 2025, this property's market value of $2,804,960 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +98% 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 | $2,804,960 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $2,753,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,268,457 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,236,372 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,025,000 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.