405 COLORADO ST TX 78701
| Owner | HARRIS SUSAN CHILES TRUST ETAL |
|---|---|
| Parcel ID | 0205020215 |
| Short ID | 812847 |
| Type | Real |
| Use Code | 50 Office Hi-Rise (≥6 Stories) |
| Valuation | Income |
| Improvement SF | 228,852 SF |
| Land SF | 18,339 SF |
| Acres | 0.421 |
| Year Built | 2020 |
| Legal | LOT 1 BLK 43A 401 COLORADO SUBD |
| Neighborhood | 50CBD |
| Land | $19,072,310 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $19,072,310 |
| Improvement | $101,567,290 |
|---|---|
| Total Improvement | $101,567,290 |
| Market | $120,639,600 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $120,639,600 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $120,639,600 |
| Taxable Value | $120,639,600 |
|---|
Appreciation: Market value has risen +444.0% from $22,174,649 (2021) to $120,639,600 (2025), a CAGR of 52.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2022→2023), 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 $2,468,871. 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 16% of market value ($19,072,310 land vs $101,567,290 improvements), about $1,040/SF of land. Most value sits in the improvements, so building condition, age (~6 yrs), and rent roll drive the underwriting.
Submarket Position: At $120,639,600, 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 +52.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,002,377,493 by 2030, with an estimated annual tax burden around $3,659,947. 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.
2 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 228,852 SF | ✓ |
| 187 | PARKING GARAGE | 214,416 SF | ✓ |
Market value changed by 283% in 2022, 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% | $1,116,157.58 | $1,116,157.58 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $632,172.01 | $632,172.01 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $453,417.90 | $453,417.90 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $142,382.48 | $142,382.48 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $124,741.35 | $124,741.35 | Paid |
| P2U | — | — | — | — | — | — | $111,129.13 | $111,129.13 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $2,580,000.45 | $2,580,000.45 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $114,667,518 | $120,639,600 | -5.0% |
| Assessed Value | $114,667,518 | $120,639,600 | -5.0% |
| Land Value | $25,674,264 | $19,072,310 | +34.6% |
| Improvement Value | $88,993,254 | $101,567,290 | -12.4% |
| Taxable Value | $114,667,518 | $120,639,600 | -5.0% |
| Total Tax 2026 = estimate |
~$2,346,654
Estimated
|
~$2,580,000
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $114,667,518 | $114,667,518 | +0 (+0.0%) |
| Taxable Value | $114,667,518 | $114,667,518 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $114,667,518 | $25,674,264 | $88,993,254 | — | $114,667,518 | $114,667,518 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $120,639,600 | $19,072,310 | $101,567,290 | — | $120,639,600 | $120,639,600 | ~$2,580,000 | Partial |
| 2024 | $131,000,000 | — | — | −$111,927,690 | $19,072,310 | $— | $2,699,532 | Verified |
| 2023 | $141,000,000 | — | — | −$128,483,796 | $12,516,204 | $— | $2,497,728 | Verified |
| 2022 | $38,628,958 | — | — | −$26,112,754 | $12,516,204 | $— | $2,932,018 | Verified |
| 2021 | $22,174,649 | — | — | −$9,658,445 | $12,516,204 | $— | $878,957 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -5.0% | -5.0% | ~100% | Not available | Partial |
| 2025 | -15.7% | -15.7% | ~100% | Not available | Partial |
| 2024 | +3.7% | +3.7% | ~100% | 1.8900% | Verified |
| 2023 | -6.7% | -6.7% | ~100% | 1.8100% | Verified |
| 2022 | +283.0% ! | +283.0% | ~100% | 1.9800% | Verified |
| 2021 | base year | — | ~100% | 3.9600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +212.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -5.0% | +63.8% | +54.3% | +265.0% | 2023 | -7.9% | 2025 |
| Assessment Ratio | 100.0% | 52.1% | — | 100.0% | 2025 | 8.9% | 2023 |
| 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 |
$2,580,000 | $2,317,647 | ~$3,147,763 | $2,932,018 | 2022 | $878,957 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$184,246,044 | ~$132,703,560 | ~2.0139% | ~$2,672,565 | +52.7% |
| 2027 | ~$281,388,572 | ~$145,973,916 | ~1.9814% | ~$2,892,310 | +133.2% |
| 2028 | ~$429,748,866 | ~$160,571,308 | ~1.9488% | ~$3,129,277 | +256.2% |
| 2029 | ~$656,331,159 | ~$176,628,438 | ~1.9163% | ~$3,384,715 | +444.0% |
| 2030 | ~$1,002,377,493 | ~$194,291,282 | ~1.8837% | ~$3,659,947 | +730.9% |
| 2026 | ~$181,833,252 | ~$132,703,560 | ~2.0465% | ~$2,715,758 | +50.7% |
| 2027 | ~$274,066,986 | ~$145,973,916 | ~2.0465% | ~$2,987,334 | +127.2% |
| 2028 | ~$413,085,682 | ~$160,571,308 | ~2.0465% | ~$3,286,068 | +242.4% |
| 2029 | ~$622,620,706 | ~$176,628,438 | ~2.0465% | ~$3,614,674 | +416.1% |
| 2030 | ~$938,441,008 | ~$194,291,282 | ~2.0465% | ~$3,976,142 | +677.9% |
| 2026 | ~$186,658,836 | ~$132,703,560 | ~1.9977% | ~$2,650,969 | +54.7% |
| 2027 | ~$288,806,670 | ~$145,973,916 | ~1.9488% | ~$2,844,797 | +139.4% |
| 2028 | ~$446,854,241 | ~$160,571,308 | ~1.9000% | ~$3,050,882 | +270.4% |
| 2029 | ~$691,392,316 | ~$176,628,438 | ~1.8512% | ~$3,269,735 | +473.1% |
| 2030 | ~$1,069,752,263 | ~$194,291,282 | ~1.8024% | ~$3,501,850 | +786.7% |
In 2025, this property's market value of $120,639,600 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 85× 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 | $120,639,600 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $131,000,000 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $141,000,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $38,628,958 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $22,174,649 | $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.