203 COLORADO ST TX 78701
| Owner | WC 3RD AND CONGRESS LP |
|---|---|
| Parcel ID | 0205010407 |
| Short ID | 192776 |
| Type | Real |
| Use Code | 52 Office Medium (10–35,000 SF) |
| Valuation | Income |
| Improvement SF | 26,988 SF |
| Land SF | 14,720 SF |
| Acres | 0.338 |
| Year Built | 1965 |
| Legal | LOT 9-10 BLOCK 019 ORIGINAL CITY (TOTAL SQ FT 14720) |
| Neighborhood | 52CBD |
| Land | $15,308,800 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $15,308,800 |
| Improvement | $266,131 |
|---|---|
| Total Improvement | $266,131 |
| Market | $15,574,931 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $15,574,931 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $15,574,931 |
| Taxable Value | $15,574,931 |
|---|
Appreciation: Market value has risen +62.8% from $9,569,000 (2021) to $15,574,931 (2025), a CAGR of 13.0% over 4 years. This is strong appreciation — well above typical inflation. 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 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 $318,739. 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 98% of market value ($15,308,800 land vs $266,131 improvements), about $1,040/SF of land. With value concentrated in the land under a ~61-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 $15,574,931, 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 +12.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $28,633,577 by 2030, with an estimated annual tax burden around $472,510. 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.
7 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 491 | SPRINKLER HEADS | 26,988 SF | ✗ |
| SO | Sketch Only | 17,052 SF | ✗ |
| 2ND | 2nd Floor | 13,524 SF | ✓ |
| UBSMT | Unfinished Basement | 13,524 SF | ✓ |
| 1ST | 1st Floor | 13,464 SF | ✓ |
| 551 | PAVED AREA | 1,196 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 60 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% | $111,024.00 | $111,024.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $62,882.04 | $62,882.04 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $45,101.40 | $45,101.40 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $14,162.76 | $14,162.76 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $12,408.00 | $12,408.00 | Paid |
| P2U | — | — | — | — | — | — | $10,637.50 | $10,637.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $256,215.70 | $256,215.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $15,574,531 | $15,574,931 | -0.0% |
| Assessed Value | $15,574,531 | $15,574,931 | -0.0% |
| Land Value | $17,664,000 | $15,308,800 | +15.4% |
| Improvement Value | — | $266,131 | — |
| Taxable Value | $15,574,531 | $15,574,931 | -0.0% |
| Total Tax 2026 = estimate |
~$318,730
Estimated
|
~$256,216
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $15,574,531 | $15,574,531 | +0 (+0.0%) |
| Taxable Value | $15,574,531 | $15,574,531 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $15,574,531 | $17,664,000 | — | — | $15,574,531 | $15,574,531 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $15,574,931 | $15,308,800 | $266,131 | — | $15,574,931 | $15,574,931 | ~$256,216 | Partial |
| 2024 | $10,606,704 | — | — | — | $15,308,800 ! | $— | $252,066 | Verified |
| 2023 | $11,961,000 | — | — | −$2,393,000 | $9,568,000 | $— | $201,250 | Verified |
| 2022 | $9,569,000 | — | — | — | $11,960,000 ! | $— | $247,682 | Verified |
| 2021 | $9,569,000 | — | — | −$1,000 | $9,568,000 | $— | $217,355 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2025 | +0.1% | +0.1% | ~100% | Not available | Partial |
| 2024 | +46.7% | +46.7% | ~100% | 1.6200% | Verified |
| 2023 | -11.3% | -11.3% | ~100% | 1.9000% | Verified |
| 2022 | +25.0% | +25.0% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 2.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +62.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +-0.0% | +12.1% | +13.0% | +46.8% | 2025 | -11.3% | 2024 |
| Assessment Ratio | 100.0% | 108.2% | — | 144.3% | 2024 | 80.0% | 2023 |
| Effective Tax Rate (2025) | 1.6500% | 1.6500% | — | 1.6500% | 2025 | 1.6500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$256,216 | $234,914 | ~$406,386 | $256,216 | 2025 | $201,250 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$17,592,033 | ~$17,132,424 | ~2.0139% | ~$345,036 | +13.0% |
| 2027 | ~$19,870,368 | ~$18,845,667 | ~1.9814% | ~$373,406 | +27.6% |
| 2028 | ~$22,443,770 | ~$20,730,233 | ~1.9488% | ~$403,999 | +44.1% |
| 2029 | ~$25,350,452 | ~$22,803,256 | ~1.9163% | ~$436,977 | +62.8% |
| 2030 | ~$28,633,577 | ~$25,083,582 | ~1.8837% | ~$472,510 | +83.8% |
| 2026 | ~$17,280,534 | ~$17,132,424 | ~2.0465% | ~$350,612 | +11.0% |
| 2027 | ~$19,172,917 | ~$18,845,667 | ~2.0465% | ~$385,674 | +23.1% |
| 2028 | ~$21,272,534 | ~$20,730,233 | ~2.0465% | ~$424,241 | +36.6% |
| 2029 | ~$23,602,079 | ~$22,803,256 | ~2.0465% | ~$466,665 | +51.5% |
| 2030 | ~$26,186,731 | ~$25,083,582 | ~2.0465% | ~$513,332 | +68.1% |
| 2026 | ~$17,903,531 | ~$17,132,424 | ~1.9977% | ~$342,248 | +15.0% |
| 2027 | ~$20,580,280 | ~$18,845,667 | ~1.9488% | ~$367,272 | +32.1% |
| 2028 | ~$23,657,227 | ~$20,730,233 | ~1.9000% | ~$393,878 | +51.9% |
| 2029 | ~$27,194,208 | ~$22,803,256 | ~1.8512% | ~$422,133 | +74.6% |
| 2030 | ~$31,260,001 | ~$25,083,582 | ~1.8024% | ~$452,099 | +100.7% |
In 2025, this property's market value of $15,574,931 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 11× 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 | $15,574,931 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $10,606,704 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $11,961,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $9,569,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $9,569,000 | $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.