817 W 11 ST TX 78701
| Owner | CARTER DONNA D & MICHAEL GAGAR |
|---|---|
| Parcel ID | 0208000805 |
| Short ID | 196610 |
| Type | Real |
| Use Code | 59 Office / Retail (SFR Conv.) |
| Valuation | Income |
| Improvement SF | 1,738 SF |
| Land SF | 8,192 SF |
| Acres | 0.188 |
| Year Built | 1914 |
| Legal | LOT 4 *& W 11.5 FT OF LOT 3 *& E 6.5 FT OF LOT 5 OLT 4&5 DIV E BURLAGE SUBD |
| Neighborhood | 59CBD |
| Land | $819,200 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $819,200 |
| Improvement | $379,768 |
|---|---|
| Total Improvement | $379,768 |
| Market | $1,198,968 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,198,968 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $1,198,968 |
| Taxable Value | $1,198,968 |
|---|
Appreciation: Market value has risen +8.2% from $1,108,368 (2021) to $1,198,968 (2025), a CAGR of 2.0% 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 $24,537. 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 68% of market value ($819,200 land vs $379,768 improvements), about $100/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $1,198,968, this parcel sits in the lower-middle (25th–50th 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 +2.0% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $1,322,702 by 2030, with an estimated annual tax burden around $24,916. 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.
8 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 2,400 SF | ✗ |
| 1ST | 1st Floor | 1,738 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,738 SF | ✗ |
| SO | Sketch Only | 442 SF | ✗ |
| 512C | DECK UNCOVRED COMM | 200 SF | ✗ |
| 011C | PORCH OPEN 1ST COMM | 140 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 039 | GARAGE DET FV | 1 SF | ✓ |
Market value changed by 87% 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% | $11,092.85 | $11,092.85 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $6,282.80 | $6,282.80 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $4,506.26 | $4,506.26 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,415.06 | $1,415.06 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $1,239.73 | $1,239.73 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $24,536.70 | $24,536.70 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $2,243,971 | $1,198,968 | +87.2% |
| Assessed Value | $1,479,859 | $1,198,968 | +23.4% |
| Land Value | $1,638,400 | $819,200 | +100.0% |
| Improvement Value | $605,571 | $379,768 | +59.5% |
| Taxable Value | $1,438,762 | $1,198,968 | +20.0% |
| HS Cap Loss | -$764,112 | — | |
| Total Tax 2026 = estimate |
~$29,444
Estimated
|
~$24,537
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $2,243,971 | $2,243,971 | +0 (+0.0%) |
| Taxable Value | $1,438,762 | $1,438,762 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $2,243,971 | $1,638,400 | $605,571 | −$764,112 | $1,479,859 | $1,438,762 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,198,968 | $819,200 | $379,768 | — | $1,198,968 | $1,198,968 | ~$24,537 | Partial |
| 2024 | $1,194,940 | — | — | −$375,740 | $819,200 | $— | $26,051 | Verified |
| 2023 | $1,140,830 | — | — | −$321,630 | $819,200 | $— | $21,619 | Verified |
| 2022 | $1,116,663 | — | — | −$297,463 | $819,200 | $— | $22,531 | Verified |
| 2021 | $1,108,368 | — | — | −$289,168 | $819,200 | $— | $24,306 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +87.2% ! | +23.4% | 66.0% | Not available | Partial |
| 2025 | -8.8% | -8.8% | ~100% | Not available | Partial |
| 2024 | +10.0% | +10.0% | ~100% | 1.9800% | Verified |
| 2023 | +4.7% | +4.7% | ~100% | 1.8100% | Verified |
| 2022 | +2.2% | +2.2% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.1900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +7.4% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +87.2% | +19.0% | -7.5% | +87.2% | 2026 | +0.3% | 2025 |
| Assessment Ratio | 65.9% | 75.6% | — | 100.0% | 2025 | 65.9% | 2026 |
| 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 |
$24,537 | $23,809 | ~$24,777 | $26,051 | 2024 | $21,619 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,222,752 | ~$1,222,752 | ~2.0139% | ~$24,625 | +2.0% |
| 2027 | ~$1,247,008 | ~$1,247,008 | ~1.9814% | ~$24,708 | +4.0% |
| 2028 | ~$1,271,746 | ~$1,271,746 | ~1.9488% | ~$24,784 | +6.1% |
| 2029 | ~$1,296,974 | ~$1,296,974 | ~1.9163% | ~$24,854 | +8.2% |
| 2030 | ~$1,322,702 | ~$1,322,702 | ~1.8837% | ~$24,916 | +10.3% |
| 2026 | ~$1,198,773 | ~$1,198,773 | ~2.0465% | ~$24,533 | -0.0% |
| 2027 | ~$1,198,578 | ~$1,198,578 | ~2.0465% | ~$24,529 | -0.0% |
| 2028 | ~$1,198,383 | ~$1,198,383 | ~2.0465% | ~$24,525 | -0.0% |
| 2029 | ~$1,198,188 | ~$1,198,188 | ~2.0465% | ~$24,521 | -0.1% |
| 2030 | ~$1,197,993 | ~$1,197,993 | ~2.0465% | ~$24,517 | -0.1% |
| 2026 | ~$1,246,732 | ~$1,246,732 | ~1.9977% | ~$24,905 | +4.0% |
| 2027 | ~$1,296,398 | ~$1,296,398 | ~1.9488% | ~$25,265 | +8.1% |
| 2028 | ~$1,348,043 | ~$1,348,043 | ~1.9000% | ~$25,613 | +12.4% |
| 2029 | ~$1,401,746 | ~$1,401,746 | ~1.8512% | ~$25,949 | +16.9% |
| 2030 | ~$1,457,587 | ~$1,457,587 | ~1.8024% | ~$26,271 | +21.6% |
In 2025, this property's market value of $1,198,968 places it in the 25th–50th percentile for Commercial properties in Travis County (13608 comparable) — -15% below 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 | $1,198,968 | $649,268 | $1,417,484 | $3,347,260 | ↓ Below median | -0.8% |
| 2024 | $1,194,940 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $1,140,830 | $667,828 | $1,414,358 | $3,374,900 | ↓ Below median | +9.7% |
| 2022 | $1,116,663 | $553,066 | $1,215,730 | $2,939,150 | ↓ Below median | +3.3% |
| 2021 | $1,108,368 | $517,750 | $1,142,600 | $2,780,453 | ↓ Below 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.