903 NECHES ST TX 78701
| Owner | HIT AUSTIN OWNER LP |
|---|---|
| Parcel ID | 0206040902 |
| Short ID | 194611 |
| Type | Real |
| Use Code | 35 Hotel — Limited Service |
| Valuation | Income |
| Improvement SF | 202,487 SF |
| Land SF | 17,664 SF |
| Acres | 0.406 |
| Year Built | 2016 |
| Legal | LOT 1 & 2 OF BLOCK 114 ORIGINAL CITY |
| Neighborhood | 35CBD1 |
| Land | $6,027,697 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $6,027,697 |
| Improvement | $28,886,830 |
|---|---|
| Total Improvement | $28,886,830 |
| Market | $34,914,527 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $34,914,527 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $34,914,527 |
| Taxable Value | $34,914,527 |
|---|
Appreciation: Market value has risen +10.6% from $31,570,000 (2021) to $34,914,527 (2025), a CAGR of 2.5% over 4 years. Growth has been relatively flat for this asset class. 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 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 $714,521. 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 17% of market value ($6,027,697 land vs $28,886,830 improvements), about $341/SF of land. Most value sits in the improvements, so building condition, age (~10 yrs), and rent roll drive the underwriting.
Submarket Position: At $34,914,527, 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 +2.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $39,597,762 by 2030, with an estimated annual tax burden around $745,920. 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 | 202,487 SF | ✓ |
| 187 | PARKING GARAGE | 81,595 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% | $313,448.51 | $313,448.51 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $177,531.72 | $177,531.72 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $127,332.53 | $127,332.53 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $39,985.01 | $39,985.01 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $35,030.89 | $35,030.89 | Paid |
| P2U | — | — | — | — | — | — | $30,875.58 | $30,875.58 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $724,204.24 | $724,204.24 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $33,879,000 | $34,914,527 | -3.0% |
| Assessed Value | $33,879,000 | $34,914,527 | -3.0% |
| Land Value | $12,717,778 | $6,027,697 | +111.0% |
| Improvement Value | $21,161,222 | $28,886,830 | -26.7% |
| Taxable Value | $33,879,000 | $34,914,527 | -3.0% |
| Total Tax 2026 = estimate |
~$693,329
Estimated
|
~$724,204
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $35,188,334 | $33,879,000 | -1,309,334 (-3.7%) |
| Taxable Value | $35,188,334 | $33,879,000 | -1,309,334 (-3.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $33,879,000 | $12,717,778 | $21,161,222 | — | $33,879,000 | $33,879,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $34,914,527 | $6,027,697 | $28,886,830 | — | $34,914,527 | $34,914,527 | ~$724,204 | Partial |
| 2024 | $47,351,332 | — | — | −$41,323,635 | $6,027,697 | $— | $960,053 | Verified |
| 2023 | $31,210,000 | — | — | −$28,560,463 | $2,649,537 | $— | $839,611 | Verified |
| 2022 | $26,300,000 | — | — | −$23,650,463 | $2,649,537 | $— | $642,933 | Verified |
| 2021 | $31,570,000 | — | — | −$28,920,463 | $2,649,537 | $— | $580,892 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.8% | +0.8% | ~100% | Not available | Partial |
| 2025 | -33.2% | -33.2% | ~100% | Not available | Partial |
| 2024 | +10.3% | +10.3% | ~100% | 1.8400% | Verified |
| 2023 | +51.7% | +51.7% | ~100% | 1.7700% | Verified |
| 2022 | +18.7% | +18.7% | ~100% | 2.0600% | Verified |
| 2021 | base year | — | ~100% | 1.8400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.8% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -3.0% | +4.9% | +3.2% | +51.7% | 2024 | -26.3% | 2025 |
| Assessment Ratio | 100.0% | 39.9% | — | 100.0% | 2025 | 8.4% | 2021 |
| Effective Tax Rate (2025) | 2.0700% | 2.0700% | — | 2.0700% | 2025 | 2.0700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$724,204 | $749,539 | ~$733,653 | $960,053 | 2024 | $580,892 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$35,804,619 | ~$35,804,619 | ~2.0139% | ~$721,082 | +2.5% |
| 2027 | ~$36,717,403 | ~$36,717,403 | ~1.9814% | ~$727,514 | +5.2% |
| 2028 | ~$37,653,456 | ~$37,653,456 | ~1.9488% | ~$733,805 | +7.8% |
| 2029 | ~$38,613,373 | ~$38,613,373 | ~1.9163% | ~$739,945 | +10.6% |
| 2030 | ~$39,597,762 | ~$39,597,762 | ~1.8837% | ~$745,920 | +13.4% |
| 2026 | ~$35,106,329 | ~$35,106,329 | ~2.0465% | ~$718,446 | +0.5% |
| 2027 | ~$35,299,184 | ~$35,299,184 | ~2.0465% | ~$722,393 | +1.1% |
| 2028 | ~$35,493,098 | ~$35,493,098 | ~2.0465% | ~$726,361 | +1.7% |
| 2029 | ~$35,688,078 | ~$35,688,078 | ~2.0465% | ~$730,351 | +2.2% |
| 2030 | ~$35,884,129 | ~$35,884,129 | ~2.0465% | ~$734,363 | +2.8% |
| 2026 | ~$36,502,910 | ~$36,502,910 | ~1.9977% | ~$729,205 | +4.5% |
| 2027 | ~$38,163,553 | ~$38,163,553 | ~1.9488% | ~$743,746 | +9.3% |
| 2028 | ~$39,899,745 | ~$39,899,745 | ~1.9000% | ~$758,102 | +14.3% |
| 2029 | ~$41,714,923 | ~$41,714,923 | ~1.8512% | ~$772,224 | +19.5% |
| 2030 | ~$43,612,679 | ~$43,612,679 | ~1.8024% | ~$786,062 | +24.9% |
In 2025, this property's market value of $34,914,527 places it in the top 25% for Commercial properties in Travis County (13608 comparable) — 25× 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 | $34,914,527 | $649,268 | $1,417,484 | $3,347,260 | ↑ Top 25% | -0.8% |
| 2024 | $47,351,332 | $661,016 | $1,438,465 | $3,471,171 | ↑ Top 25% | +0.0% |
| 2023 | $31,210,000 | $667,828 | $1,414,358 | $3,374,900 | ↑ Top 25% | +9.7% |
| 2022 | $26,300,000 | $553,066 | $1,215,730 | $2,939,150 | ↑ Top 25% | +3.3% |
| 2021 | $31,570,000 | $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.