312 COLORADO ST TX 78701
| Owner | DORRELL RICHARD RLT |
|---|---|
| Parcel ID | 0206011605 |
| Short ID | 194313 |
| Type | Real |
| Use Code | 30 Strip Center (<10,000 SF) |
| Valuation | Income |
| Improvement SF | 14,478 SF |
| Land SF | 17,664 SF |
| Acres | 0.406 |
| Year Built | 1923 |
| Legal | LOT 7-9 BLOCK 028 ORIGINAL CITY (TOTAL SQ FT 17664) |
| Neighborhood | 30CBD |
| Land | $18,370,560 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $18,370,560 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $15,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $15,500,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $15,500,000 |
| Taxable Value | $15,500,000 |
|---|
Appreciation: Market value has risen +51.2% from $10,250,000 (2021) to $15,500,000 (2025), a CAGR of 10.9% 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 $317,205. 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 119% of market value ($18,370,560 land vs $0 improvements), about $1,040/SF of land. With value concentrated in the land under a ~103-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 $15,500,000, 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 +10.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $25,992,107 by 2030, with an estimated annual tax burden around $470,237. 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.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 14,478 SF | ✓ |
| 611 | TERRACE | 2,982 SF | ✗ |
| 327 | STORAGE COMM'L | 1,272 SF | ✓ |
| 501 | CANOPY | 314 SF | ✗ |
| 407 | LOADING DOCK | 200 SF | ✓ |
| 511 | DECK | 30 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% | $120,276.00 | $120,276.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $68,122.21 | $68,122.21 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $48,859.85 | $48,859.85 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $15,342.99 | $15,342.99 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $13,442.00 | $13,442.00 | Paid |
| P2U | — | — | — | — | — | — | $11,562.50 | $11,562.50 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $277,605.55 | $277,605.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $15,500,000 | $15,500,000 | +0.0% |
| Assessed Value | $15,500,000 | $15,500,000 | +0.0% |
| Land Value | $21,196,800 | $18,370,560 | +15.4% |
| Improvement Value | — | — | — |
| Taxable Value | $15,500,000 | $15,500,000 | +0.0% |
| Total Tax 2026 = estimate |
~$317,205
Estimated
|
~$277,606
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $21,423,595 | $15,500,000 | -5,923,595 (-27.6%) |
| Taxable Value | $21,423,595 | $15,500,000 | -5,923,595 (-27.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $15,500,000 | $21,196,800 | — | — | $15,500,000 | $15,500,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $15,500,000 | $18,370,560 | — | — | $15,500,000 | $15,500,000 | ~$277,606 | Partial |
| 2024 | $11,913,548 | — | — | — | $15,500,000 ! | $— | $271,731 | Verified |
| 2023 | $11,481,601 | — | — | −$1 | $11,481,600 | $— | $226,103 | Verified |
| 2022 | $10,250,000 | — | — | — | $11,481,600 ! | $— | $237,734 | Verified |
| 2021 | $10,250,000 | — | — | −$384,355 | $9,865,645 | $— | $232,860 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +38.2% | +38.2% | ~100% | Not available | Partial |
| 2025 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2024 | +30.1% | +30.1% | ~100% | 1.7500% | Verified |
| 2023 | +3.8% | +3.8% | ~100% | 1.9000% | Verified |
| 2022 | +12.0% | +12.0% | ~100% | 2.0700% | Verified |
| 2021 | base year | — | ~100% | 2.2700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +51.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +9.2% | +10.9% | +30.1% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 106.4% | — | 130.1% | 2024 | 96.3% | 2021 |
| Effective Tax Rate (2025) | 1.7900% | 1.7900% | — | 1.7900% | 2025 | 1.7900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$277,606 | $249,207 | ~$404,430 | $277,606 | 2025 | $226,103 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$17,188,329 | ~$17,050,000 | ~2.0139% | ~$343,376 | +10.9% |
| 2027 | ~$19,060,558 | ~$18,755,000 | ~1.9814% | ~$371,609 | +23.0% |
| 2028 | ~$21,136,719 | ~$20,630,500 | ~1.9488% | ~$402,055 | +36.4% |
| 2029 | ~$23,439,024 | ~$22,693,550 | ~1.9163% | ~$434,874 | +51.2% |
| 2030 | ~$25,992,107 | ~$24,962,905 | ~1.8837% | ~$470,237 | +67.7% |
| 2026 | ~$16,878,329 | ~$16,878,329 | ~2.0465% | ~$345,412 | +8.9% |
| 2027 | ~$18,379,225 | ~$18,379,225 | ~2.0465% | ~$376,128 | +18.6% |
| 2028 | ~$20,013,587 | ~$20,013,587 | ~2.0465% | ~$409,575 | +29.1% |
| 2029 | ~$21,793,285 | ~$21,793,285 | ~2.0465% | ~$445,996 | +40.6% |
| 2030 | ~$23,731,240 | ~$23,731,240 | ~2.0465% | ~$485,656 | +53.1% |
| 2026 | ~$17,498,329 | ~$17,050,000 | ~1.9977% | ~$340,601 | +12.9% |
| 2027 | ~$19,754,291 | ~$18,755,000 | ~1.9488% | ~$365,505 | +27.4% |
| 2028 | ~$22,301,102 | ~$20,630,500 | ~1.9000% | ~$391,983 | +43.9% |
| 2029 | ~$25,176,260 | ~$22,693,550 | ~1.8512% | ~$420,102 | +62.4% |
| 2030 | ~$28,422,095 | ~$24,962,905 | ~1.8024% | ~$449,924 | +83.4% |
In 2025, this property's market value of $15,500,000 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 | $15,500,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $11,913,548 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $11,481,601 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $10,250,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $10,250,000 | $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.