821 W 11 ST TX 78701
| Owner | MONTEITH DWIGHT O JR |
|---|---|
| Parcel ID | 0208000803 |
| Short ID | 196608 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 2,315 SF |
| Land SF | 11,776 SF |
| Acres | 0.270 |
| Year Built | 1907 |
| Legal | LOT 7&8 OLT 4&5 DIV E BURLAGE SUBD |
| Neighborhood | 59CBD |
| Land | $1,177,600 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $1,177,600 |
| Improvement | $322,400 |
|---|---|
| Total Improvement | $322,400 |
| Market | $1,500,000 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,500,000 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,500,000 |
| Taxable Value | $1,500,000 |
|---|
Appreciation: Market value has risen +0.2% from $1,496,707 (2021) to $1,500,000 (2025), a CAGR of 0.1% 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 $30,697. Austin ISD is the largest single contributor, at 45.2% 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 79% of market value ($1,177,600 land vs $322,400 improvements), about $100/SF of land. With value concentrated in the land under a ~119-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 $1,500,000, this parcel sits in the upper-middle (50th–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 +0.1% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,504,126 by 2030, with an estimated annual tax burden around $28,334. 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 | 2,315 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,315 SF | ✗ |
| 031C | GARAGE DET 1ST COMM | 400 SF | ✓ |
| 011C | PORCH OPEN 1ST COMM | 154 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 25 SF | ✗ |
| 522C | FIREPLACE COMM | 2 SF | ✓ |
Market value changed by 99% in 2026, 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% | $13,878.00 | $13,878.00 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $7,860.26 | $7,860.26 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $5,637.68 | $5,637.68 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,770.35 | $1,770.35 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,551.00 | $1,551.00 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $30,697.29 | $30,697.29 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,192,698 | $1,500,000 | +46.2% |
| Assessed Value | $1,800,000 | $1,500,000 | +20.0% |
| Land Value | $2,355,200 | $1,177,600 | +100.0% |
| Improvement Value | — | $322,400 | — |
| Taxable Value | $1,800,000 | $1,500,000 | +20.0% |
| HS Cap Loss | -$392,698 | — | |
| Total Tax 2026 = estimate |
~$36,837
Estimated
|
~$30,697
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,987,111 | $2,192,698 | -794,413 (-26.6%) |
| Taxable Value | $1,800,000 | $1,800,000 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,192,698 | $2,355,200 | — | −$392,698 | $1,800,000 | $1,800,000 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,500,000 | $1,177,600 | $322,400 | — | $1,500,000 | $1,500,000 | ~$30,697 | Partial |
| 2024 | $1,626,055 | — | — | −$448,455 | $1,177,600 | $— | $28,839 | Verified |
| 2023 | $1,572,956 | — | — | −$395,356 | $1,177,600 | $— | $29,419 | Verified |
| 2022 | $1,502,010 | — | — | −$324,410 | $1,177,600 | $— | $31,065 | Verified |
| 2021 | $1,496,707 | — | — | −$319,107 | $1,177,600 | $— | $32,694 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +99.1% ! | +20.0% | 60.3% | Not available | Partial |
| 2025 | -14.9% | -14.9% | ~100% | Not available | Partial |
| 2024 | +8.4% | +8.4% | ~100% | 1.6400% | Verified |
| 2023 | +3.4% | +3.4% | ~100% | 1.8100% | Verified |
| 2022 | +4.7% | +4.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -0.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +46.2% | +9.4% | -6.3% | +46.2% | 2026 | -7.8% | 2025 |
| Assessment Ratio | 82.1% | 81.1% | — | 100.0% | 2025 | 72.4% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$30,697 | $30,543 | ~$29,280 | $32,694 | 2021 | $28,839 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,500,824 | ~$1,500,824 | ~2.0139% | ~$30,226 | +0.1% |
| 2027 | ~$1,501,649 | ~$1,501,649 | ~1.9814% | ~$29,753 | +0.1% |
| 2028 | ~$1,502,475 | ~$1,502,475 | ~1.9488% | ~$29,281 | +0.2% |
| 2029 | ~$1,503,300 | ~$1,503,300 | ~1.9163% | ~$28,808 | +0.2% |
| 2030 | ~$1,504,126 | ~$1,504,126 | ~1.8837% | ~$28,334 | +0.3% |
| 2026 | ~$1,470,824 | ~$1,470,824 | ~2.0465% | ~$30,100 | -1.9% |
| 2027 | ~$1,442,216 | ~$1,442,216 | ~2.0465% | ~$29,515 | -3.9% |
| 2028 | ~$1,414,165 | ~$1,414,165 | ~2.0465% | ~$28,941 | -5.7% |
| 2029 | ~$1,386,658 | ~$1,386,658 | ~2.0465% | ~$28,378 | -7.6% |
| 2030 | ~$1,359,687 | ~$1,359,687 | ~2.0465% | ~$27,826 | -9.4% |
| 2026 | ~$1,530,824 | ~$1,530,824 | ~1.9977% | ~$30,581 | +2.1% |
| 2027 | ~$1,562,282 | ~$1,562,282 | ~1.9488% | ~$30,446 | +4.2% |
| 2028 | ~$1,594,386 | ~$1,594,386 | ~1.9000% | ~$30,294 | +6.3% |
| 2029 | ~$1,627,150 | ~$1,627,150 | ~1.8512% | ~$30,122 | +8.5% |
| 2030 | ~$1,660,588 | ~$1,660,588 | ~1.8024% | ~$29,930 | +10.7% |
In 2025, this property's market value of $1,500,000 places it in the 50th–75th percentile for Commercial properties in Travis County (13608 comparable) — +6% above 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 | $1,500,000 | $649,268 | $1,417,484 | $3,347,260 | ↑ Above median | -0.8% |
| 2024 | $1,626,055 | $661,016 | $1,438,465 | $3,471,171 | ↑ Above median | +0.0% |
| 2023 | $1,572,956 | $667,828 | $1,414,358 | $3,374,900 | ↑ Above median | +9.7% |
| 2022 | $1,502,010 | $553,066 | $1,215,730 | $2,939,150 | ↑ Above median | +3.3% |
| 2021 | $1,496,707 | $517,750 | $1,142,600 | $2,780,453 | ↑ Above median | 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.