201 LAVACA ST TX 78701
| Owner | AMLI DOWNTOWN AUSTIN L P |
|---|---|
| Parcel ID | 0205011003 |
| Short ID | 709598 |
| Type | Real |
| Use Code | 24 Commercial Space Condos |
| Valuation | Income |
| Improvement SF | 41,701 SF |
| Land SF | 22,853 SF |
| Acres | 0.525 |
| Year Built | 2004 |
| Legal | UNT RETAIL AMLI DOWNTOWN AUSTIN A CONDOMINIUM PLUS 30.0 % INT IN COM AREA |
| Neighborhood | 43CBD |
| Land | $15,597,036 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $15,597,036 |
| Improvement | $2,882,964 |
|---|---|
| Total Improvement | $2,882,964 |
| Market | $18,480,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $18,480,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $18,480,000 |
| Taxable Value | $18,480,000 |
|---|
Appreciation: Market value has risen +9.6% from $16,864,278 (2021) to $18,480,000 (2025), a CAGR of 2.3% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2025→2026), 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 $378,190. 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 84% of market value ($15,597,036 land vs $2,882,964 improvements), about $682/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 $18,480,000, 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 +2.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $20,719,045 by 2030, with an estimated annual tax burden around $390,293. 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 | 41,701 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% | $170,976.96 | $170,976.96 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $96,838.34 | $96,838.34 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $69,456.16 | $69,456.16 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $21,810.65 | $21,810.65 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $19,108.32 | $19,108.32 | Paid |
| P2U | — | — | — | — | — | — | $16,631.50 | $16,631.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $394,821.93 | $394,821.93 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $28,977,473 | $18,480,000 | +56.8% |
| Assessed Value | $28,977,473 | $18,480,000 | +56.8% |
| Land Value | $27,423,360 | $15,597,036 | +75.8% |
| Improvement Value | $1,554,113 | $2,882,964 | -46.1% |
| Taxable Value | $28,977,473 | $18,480,000 | +56.8% |
| Total Tax 2026 = estimate |
~$593,020
Estimated
|
~$394,822
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $28,977,473 | $28,977,473 | +0 (+0.0%) |
| Taxable Value | $28,977,473 | $28,977,473 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $28,977,473 | $27,423,360 | $1,554,113 | — | $28,977,473 | $28,977,473 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $18,480,000 | $15,597,036 | $2,882,964 | — | $18,480,000 | $18,480,000 | ~$394,822 | Partial |
| 2024 | $16,541,576 | — | — | −$944,540 | $15,597,036 | $— | $362,573 | Verified |
| 2023 | $15,400,000 | — | — | — | $15,597,036 ! | $— | $275,983 | Verified |
| 2022 | $15,400,000 | — | — | −$10,258,120 | $5,141,880 | $— | $319,955 | Verified |
| 2021 | $16,864,278 | — | — | −$11,722,398 | $5,141,880 | $— | $350,468 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +56.8% | +56.8% | ~100% | Not available | Partial |
| 2025 | -0.0% | -0.0% | ~100% | Not available | Partial |
| 2024 | +11.7% | +11.7% | ~100% | 1.9600% | Verified |
| 2023 | +1.3% | +1.3% | ~100% | 1.6700% | Verified |
| 2022 | +3.7% | +3.7% | ~100% | 1.9600% | Verified |
| 2021 | base year | — | ~100% | 2.0800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +17.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +56.8% | +13.4% | -5.1% | +56.8% | 2026 | -8.7% | 2022 |
| Assessment Ratio | 100.0% | 76.6% | — | 101.3% | 2023 | 30.5% | 2021 |
| Effective Tax Rate (2025) | 2.1400% | 2.1400% | — | 2.1400% | 2025 | 2.1400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$394,822 | $340,760 | ~$385,633 | $394,822 | 2025 | $275,983 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$18,907,561 | ~$18,907,561 | ~2.0139% | ~$380,786 | +2.3% |
| 2027 | ~$19,345,015 | ~$19,345,015 | ~1.9814% | ~$383,300 | +4.7% |
| 2028 | ~$19,792,590 | ~$19,792,590 | ~1.9488% | ~$385,726 | +7.1% |
| 2029 | ~$20,250,520 | ~$20,250,520 | ~1.9163% | ~$388,059 | +9.6% |
| 2030 | ~$20,719,045 | ~$20,719,045 | ~1.8837% | ~$390,293 | +12.1% |
| 2026 | ~$18,537,961 | ~$18,537,961 | ~2.0465% | ~$379,377 | +0.3% |
| 2027 | ~$18,596,105 | ~$18,596,105 | ~2.0465% | ~$380,566 | +0.6% |
| 2028 | ~$18,654,430 | ~$18,654,430 | ~2.0465% | ~$381,760 | +0.9% |
| 2029 | ~$18,712,939 | ~$18,712,939 | ~2.0465% | ~$382,957 | +1.3% |
| 2030 | ~$18,771,631 | ~$18,771,631 | ~2.0465% | ~$384,159 | +1.6% |
| 2026 | ~$19,277,161 | ~$19,277,161 | ~1.9977% | ~$385,093 | +4.3% |
| 2027 | ~$20,108,710 | ~$20,108,710 | ~1.9488% | ~$391,886 | +8.8% |
| 2028 | ~$20,976,128 | ~$20,976,128 | ~1.9000% | ~$398,550 | +13.5% |
| 2029 | ~$21,880,963 | ~$21,880,963 | ~1.8512% | ~$405,059 | +18.4% |
| 2030 | ~$22,824,830 | ~$22,824,830 | ~1.8024% | ~$411,388 | +23.5% |
In 2025, this property's market value of $18,480,000 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 13× 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 | $18,480,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $16,541,576 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $15,400,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $15,400,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $16,864,278 | $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.